Property ID: 4923436014
39 Grape St, Kenton, OH, 43326
Kenton, OH
Money Down: $30,960
CoC Return: 1.48%
Monthly Cash Flow: $38
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,800
Closing Costs
$5,160
Total Down
$30,960
Investment Snapshot
Purchase Price
$129,000
Money Down
$30,960
Cash-on-Cash Return
1.48%
Rent
$970
Monthly Cash Flow
$38
Annual Cash Flow
$459
Debt Service / Mo
$687
Property Tax / Mo
$101
Insurance / Mo
$47
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$970
Payment Standard
$1,230
Rent
$970
Insurance
$47
Property Tax
$101
Management
$97
Utilities Allowance
$260
NOI (Monthly)
$725
Debt Service
$687
Cash Flow After Debt
$38
Quality Score: 66.50%
Confidence: 88.00%
Overall the property appears structurally sound and largely cosmetically dated. The metal roof, newer windows, and recent basement remediation are positives. Main inspection risks are missing/not-visible smoke and CO alarms, probable missing kitchen GFCI protection, unverified heating and hot water systems, and some interior cosmetic deferred maintenance (flooring, ceiling tiles). With installation of required alarms/GFCIs, verification of mechanicals, and modest interior updates (new floor coverings, secure ceiling tiles, minor trim/handrail work), the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.
Section 8 Payment Standard
$1,230
Utility Allowance Total
$260
Guaranteed Section 8 Rent (PS - Utilities)
$970
Property Management
$97
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$129,000
Beds
3
Baths
2
Living Area
1,920 sqft
Lot Size
—
Year Built
—
Days on Market
140
Capital Outlay
$30,960
Debt Service
$687
Property Tax / Mo
$101
Insurance / Mo
$47
Property Description
This 2 story 3 bedroom, 2 bath home has newer Anderson tilt in windows, metal roof, metal siding. Inside needs some updates, and new floor covering. Basement has been fixed by basement doctor 2023. Great open spaces. Located close to shopping and eating area.
Utility Allowances
Heating
$75
Selected 'natural_gas' based on property details specifying 'Natural Gas' heating.
Cooking
$12
Selected 'natural_gas' as it is consistent with the property's heating system and 'Natural Gas Connected' status.
Water Heating
$33
Selected 'natural_gas' as it is consistent with the property's heating system and the presence of a water heater.
Other Electric
$39
Standard allowance for general electricity usage in a 3-bedroom home.
Water
$32
Standard allowance for a 3-bedroom home with a public water source.
Sewer
$36
Standard allowance for a 3-bedroom home with a public sewer connection.
Trash Collection
$25
Fixed allowance for trash collection service at a single-family home.
Range
$8
Fixed allowance for the energy cost of a cooking range, as per the utility schedule.
Refrigerator
$0
Allowance is $0 as the property details confirm a refrigerator is provided by the landlord.
Air Conditioning
$0
Allowance is $0 as the utility schedule does not provide a value for this item, even though the property has central air.
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$477
DP3 Annual Estimate$653
DP1 Monthly Equivalent$40
DP3 Monthly Equivalent$54
Replacement Value$67,490
Basis1,920 sqft / 2013
Nearby Houses
Photo unavailable
43 Grape St
sold · 0.01 mi
Price: $27,000
3 bd / 2 ba · 1,392 sqft
Latest sale: $27,000 on Sep 09, 2025
Latest rent: —
Photo unavailable
46 Grape St
sold · 0.04 mi
Price: $90,000
2 bd / 2 ba · 1,232 sqft
Latest sale: $90,000 on Feb 28, 2025
Latest rent: —
Photo unavailable
59 Grape St
sold · 0.06 mi
Price: $159,900
3 bd / 2 ba · 1,536 sqft
Latest sale: $159,900 on Nov 11, 2024
Latest rent: —
Photo unavailable
39 Resch St
sold · 0.06 mi
Price: $94,000
3 bd / 1 ba · 1,348 sqft
Latest sale: $94,000 on May 14, 2021
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.06 mi
Price: $53,000
3 bd / 1 ba · 1,384 sqft
Latest sale: $53,000
Latest rent: —
Photo unavailable
59 Resch St
sold · 0.07 mi
Price: $65,500
3 bd / 2 ba · 1,620 sqft
Latest sale: $65,500 on Apr 21, 2023
Latest rent: —
Photo unavailable
513 E Franklin St
sold · 0.07 mi
Price: $40,000
3 bd / 2 ba · 1,728 sqft
Latest sale: $40,000 on Jan 09, 2026
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.07 mi
Price: $83,500
3 bd / 1 ba · 1,812 sqft
Latest sale: $83,500
Latest rent: —
Photo unavailable
608 E Columbus St
sold · 0.07 mi
Price: $90,000
3 bd / 1 ba · 1,186 sqft
Latest sale: $90,000 on Apr 04, 2024
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.08 mi
Price: $85,000
4 bd / 1 ba · 2,144 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
622 E Franklin St
sold · 0.09 mi
Price: $175,000
3 bd / 2 ba · 1,996 sqft
Latest sale: $175,000 on Oct 10, 2022
Latest rent: —
Photo unavailable
530 E Franklin St
for_sale · 0.10 mi
Price: $98,500
3 bd / 2 ba · 1,536 sqft
Latest sale: $80,500 on Dec 29, 2005
Latest rent: —
Photo unavailable
506 E Franklin St
sold · 0.10 mi
Price: $125,000
3 bd / 1 ba · 1,273 sqft
Latest sale: $125,000 on Dec 05, 2025
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.10 mi
Price: $22,000
4 bd / 1 ba · 2,224 sqft
Latest sale: $22,000
Latest rent: —
Photo unavailable
515 E Ohio St
sold · 0.12 mi
Price: $95,000
3 bd / 1 ba · 946 sqft
Latest sale: $95,000 on May 09, 2025
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 (NSPIRE requires functioning smoke alarms on each level and in sleeping areas).
- No visible carbon monoxide alarm (may be required depending on fuel sources and local code).
- Kitchen appears to lack visible GFCI-protected outlets at countertop work area.
- No visible central heating equipment or water heater in photos (mechanical systems need verification).
- Front steps lack a handrail which may be required depending on riser count.
Assumptions
- Listing statement that basement 'fixed by basement doctor 2023' is accurate and there are no active water intrusion issues in the basement.
- Newer Anderson windows and metal roof are in good working condition as stated and visible in photos.
- Appliances shown (stove, refrigerator, dishwasher) are present and operable unless otherwise discovered on inspection.
- No smoke/CO detectors are present because none are visible in photos; inspector will require functioning alarms in required locations.
- Heating system and water heater are present and functional though not visible in provided photos; lack of visible equipment reduces confidence and score accordingly.
- Electrical panel and required GFCI protection are not visible in photos and therefore treated as unknown; assume at least some updates needed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,178 | $75,890 | $26,560 |
| 2024 | $1,185 | $75,890 | $26,560 |
| 2023 | $1,113 | $75,890 | $26,560 |
| 2022 | $1,275 | $76,710 | $26,850 |
| 2021 | $1,280 | $76,710 | $26,850 |
| 2020 | $1,114 | $76,710 | $26,850 |
| 2019 | $880 | $62,310 | $21,810 |
| 2018 | $880 | $62,310 | $21,810 |
| 2017 | $868 | $62,310 | $21,810 |
| 2016 | $721 | $53,940 | $18,880 |
| 2015 | $698 | $53,940 | $18,880 |
| 2014 | $697 | $53,940 | $18,880 |
| 2013 | $761 | $56,600 | $19,810 |
| 2012 | $757 | $56,600 | $19,810 |
| 2011 | $761 | $56,600 | $19,810 |
| 2009 | $864 | $73,880 | $25,860 |
| 2008 | $837 | $73,880 | $25,860 |
| 2006 | $784 | $68,800 | $24,080 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1992-08-28 | Sold | $36,500 |
Photo Gallery
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"red_flags": [
"No visible smoke detectors (NSPIRE requires functioning smoke alarms on each level and in sleeping areas).",
"No visible carbon monoxide alarm (may be required depending on fuel sources and local code).",
"Kitchen appears to lack visible GFCI-protected outlets at countertop work area.",
"No visible central heating equipment or water heater in photos (mechanical systems need verification).",
"Front steps lack a handrail which may be required depending on riser count."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that basement 'fixed by basement doctor 2023' is accurate and there are no active water intrusion issues in the basement.",
"Newer Anderson windows and metal roof are in good working condition as stated and visible in photos.",
"Appliances shown (stove, refrigerator, dishwasher) are present and operable unless otherwise discovered on inspection.",
"No smoke/CO detectors are present because none are visible in photos; inspector will require functioning alarms in required locations.",
"Heating system and water heater are present and functional though not visible in provided photos; lack of visible equipment reduces confidence and score accordingly.",
"Electrical panel and required GFCI protection are not visible in photos and therefore treated as unknown; assume at least some updates needed."
],
"overall_score": 65.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the house appears to be a moderately good candidate for Section 8 tenancy with mostly cosmetic/maintenance work needed (new floor coverings, finishes, minor trim repair). The exterior and roof look solid (metal roof/siding, newer windows), and kitchen appliances are present. Primary inspection risks are missing/uncertain life‑safety devices (smoke/CO alarms), unverified electrical panel and mechanical equipment operation, and some sagging ceiling tiles that merit moisture/ceiling inspection. With targeted fixes (install smoke/CO detectors, verify/repair any moisture issues, GFCI verification/repairs, fresh flooring/paint) the property is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior is cosmetically dated but largely intact. Photos show functioning range, refrigerator and dishwasher present (reduces severity of missing-appliance risk). Major visible issues are old paneling, suspended acoustic ceiling tiles, worn/soiled carpeting, and some minor wall/baseboard damage; listing notes basement repair in 2023. No visible collapsed ceilings, exposed subfloor, or large-scale deterioration. These are mostly cosmetic/maintenance items and mid-cost capital improvements (new flooring, paint, minor trim work)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos, and bedroom windows appear to provide egress. However, there are no visible smoke detectors or carbon monoxide alarms in the photos (NSPIRE requires smoke detectors on each level and outside sleeping areas; CO alarms often required in homes with fossil-fuel appliances). GFCI presence in kitchen/bath cannot be confirmed from images. Ceilings show some slightly uneven/sagging tiles which could indicate prior moisture but no active leaks visible. Entry security (deadbolt) and electrical panel location/status are not visible. Because several required safety items are unverified in photos, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 65.0,
"rationale": "Exterior images show a metal roof in good visual condition and metal siding, both positive for envelope longevity. Interior floor vents/registers are visible in some rooms suggesting forced-air heating distribution, but no furnace/boiler, water heater, or AC compressor is shown. Electrical panel and water heater weren’t photographed. Kitchen appliances are present, although age is unclear. Listing states basement was repaired in 2023 (positive for waterproofing). Because critical mechanical equipment and their operational status are not shown, rate as moderately unknown — likely functional but needs on-site verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Photos show a well‑installed metal roof and metal siding, newer-looking Anderson tilt-in windows (per listing and visible frames), intact gutters and downspouts, and a tidy front yard. Walkway is serviceable though slightly worn; porch steps appear short (no handrail) but not an obvious code violation given low rise. No visible foundation cracking, standing water, or significant exterior deterioration in provided views. Overall the exterior appears sound and low risk."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in provided interior photos (NSPIRE requirement).",
"Suspended ceiling tiles show slight sagging/unevenness in multiple rooms — recommend moisture check."
],
"confidence": 0.65,
"assumptions": [
"Kitchen appliances pictured (range, refrigerator, dishwasher) are operable or will be made operable prior to inspection.",
"Basement repair performed in 2023 resolved prior water intrusion issues; no active leaks remain.",
"Heating distribution vents indicate an existing heating system is present and functional, though the furnace/boiler was not photographed.",
"Electrical panel is intact and up to code (not visible in photos) and no prohibited knob-and-tube wiring is present.",
"Windows shown meet egress size requirements for bedrooms (visual estimate from photos)."
],
"overall_score": 70.0,
"rubric_version": "2026-02-19_v1"
},
{
"summary": "This 3-bed, 2-bath single-family home appears structurally sound at the envelope level (metal roof/siding, newer windows) and has working kitchen appliances, but interior shows cosmetic deferred maintenance (old carpeting, paneling, drop ceiling tiles). The primary inspection risks are missing/uncertain smoke and CO detectors, unknown GFCI protection in kitchen/bath, and lack of visible heating/hot water/mechanical equipment in photos. Basement was repaired in 2023 which reduces immediate flood risk but indicates prior water intrusion that should be verified. Likely Section 8/NSPIRE outcome: passable after addressing detectors, verifying and possibly servicing heating and hot water, repairing/replace stained/sagging ceiling tiles, and installing GFCI where required. Estimated time to rental readiness: a few weeks to 30 days if mechanicals are present and functional; longer if HVAC/water heater or major unseen issues are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 68.0,
"rationale": "Exterior and major envelope appear recently updated (metal roof, metal siding, newer Anderson windows). Interior shows significant cosmetic deferred maintenance: aged wall paneling, old/stained carpeting in multiple rooms, drop ceiling tiles that are discolored/misaligned, and general dated finishes. Kitchen has full appliances (stove, refrigerator, dishwasher) which reduces penalty. Flooring replacement and cosmetic updates are needed but no widespread visible structural damage. Estimated work: new floor coverings, replace/repair ceiling tiles, fresh paint/wall repair, minor cabinet/fixture updates."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the photos (likely inspection failure if absent). Kitchen outlets and counters visible but GFCI protection is not apparent. Bedroom egress windows appear present (standard double-hung windows visible in bedrooms). Entry door has a lockset but a deadbolt is not visible. No exposed live wiring observed in photos. Some drop ceiling tiles are stained or sagging (possible prior water intrusion). Bathroom(s) and hot water presence not pictured so those items are unknown and represent inspection risk. Overall a moderate safety risk driven by likely missing detectors and uncertain GFCI/lock configuration."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/plumbing/electrical)",
"score": 60.0,
"rationale": "Roof is metal and appears in good condition from exterior photos. Windows are upgraded which is positive. Basement was reportedly repaired in 2023 (reduces immediate foundation/water risk but indicates prior issues). No heating system (furnace/central HVAC) or water heater is shown in photos — presence and condition of heating and hot water are unknown and critical for inspection. Electrical panel is not shown; visible wiring inside appears contained. Plumbing fixtures and hot water operation cannot be confirmed. Given good roof/windows but unknown mechanicals, score is moderate."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior metal siding and metal roof look intact and well-installed. Porch, steps and walkway exist and are serviceable; small front step/porch does not show major failure (no visible collapsed stairs or missing guardrails that would be required). Downspouts are present; yard is maintained though some overgrown shrubbery exists. No visible foundation cracking or active standing water on front elevation. Overall exterior/site condition is good and low risk."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos (likely NSPIRE fail unless present and functional onsite).",
"Stained / sagging drop ceiling tiles in multiple rooms — possible past or ongoing water infiltration.",
"Prior basement water intrusion (basement repaired in 2023) — risk of recurring leaks or hidden mold unless documentation/inspection confirms remediation.",
"Heating and hot water systems not shown in photos (unknown) — absence or non-operation would be a major inspection failure."
],
"confidence": 0.7,
"assumptions": [
"Basement repair 2023 (listing) addressed prior water intrusion; no active standing water currently.",
"Kitchen appliances shown (range, refrigerator, dishwasher) are present and at least operational or easily serviceable.",
"No smoke/CO detectors are visible in photos; assume they may be missing or not properly located until confirmed.",
"Electrical panel, furnace/central HVAC and water heater are located in the basement or utility area and were not photographed; their presence/condition is unknown.",
"Windows are the newer Anderson tilt-in units as stated in listing and are functional.",
"No evidence of active roof collapse or major structural sagging based on exterior photos provided."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "39 Grape St, Kenton, OH, 43326",
"aggregate": {
"summary": "Overall the property appears structurally sound and largely cosmetically dated. The metal roof, newer windows, and recent basement remediation are positives. Main inspection risks are missing/not-visible smoke and CO alarms, probable missing kitchen GFCI protection, unverified heating and hot water systems, and some interior cosmetic deferred maintenance (flooring, ceiling tiles). With installation of required alarms/GFCIs, verification of mechanicals, and modest interior updates (new floor coverings, secure ceiling tiles, minor trim/handrail work), the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Deferred maintenance",
"score": 67.7,
"rationale": "Interior shows cosmetic deferred maintenance: dated wall paneling, worn/soiled carpets, drop ceiling tiles throughout and localized sagging/uneven tiles, and areas that need new floor coverings as listing states. Kitchen is present with stove, refrigerator and dishwasher which reduces penalty. No visible collapsed surfaces or exposed subfloor. Overall repairs are mostly cosmetic and moderate in scope (new flooring, replace/secure ceiling tiles, paint, minor cabinet and trim work)."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 83.3,
"rationale": "Exterior appears well maintained: metal siding and metal roof in good condition, newer windows, intact gutters/downspouts, level yard and paved walkway. Porch structure looks sound; landscaping is minimal but tidy. No visible foundation cracking or severe grading issues in provided photos. Minor issue: front steps lack a handrail which may need addressing depending on riser count."
},
{
"key": "safety_code",
"label": "Life safety & code risk (NSPIRE-focused)",
"score": 58.3,
"rationale": "Photos do not show smoke alarms or CO alarms — required for NSPIRE and a common automatic fail until installed. GFCI protection at kitchen counters is not visible and likely missing. Bedroom windows appear to provide egress, and no obvious peeling lead-risk paint or active mold is visible. Entry door shows a lock but a deadbolt is not confirmed. No exposed live wiring observed. Front steps lack a visible handrail (potential trip/fall issue depending on riser count). These missing/unknown safety items lower the score though no life-threatening hazards (collapsed ceilings, standing water, major electrical arcing) are visible."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, basement)",
"score": 61.7,
"rationale": "Exterior listing and photos indicate a metal roof and newer tilt-in windows (positive for envelope). Basement was reportedly repaired in 2023. However, no furnace/boiler, water heater, or electrical panel are visible in photos, so operational condition must be verified. No obvious active leaks or roof failure seen from exterior photos. Given the lack of visible mechanical equipment but generally intact envelope and recent basement work, assign a moderate score pending verification of heating, hot water, and electrical panel/GFCI operation."
}
],
"red_flags": [
"No visible smoke detectors (NSPIRE requires functioning smoke alarms on each level and in sleeping areas).",
"No visible carbon monoxide alarm (may be required depending on fuel sources and local code).",
"Kitchen appears to lack visible GFCI-protected outlets at countertop work area.",
"No visible central heating equipment or water heater in photos (mechanical systems need verification).",
"Front steps lack a handrail which may be required depending on riser count."
],
"confidence": 0.88,
"assumptions": [
"Listing statement that basement 'fixed by basement doctor 2023' is accurate and there are no active water intrusion issues in the basement.",
"Newer Anderson windows and metal roof are in good working condition as stated and visible in photos.",
"Appliances shown (stove, refrigerator, dishwasher) are present and operable unless otherwise discovered on inspection.",
"No smoke/CO detectors are present because none are visible in photos; inspector will require functioning alarms in required locations.",
"Heating system and water heater are present and functional though not visible in provided photos; lack of visible equipment reduces confidence and score accordingly.",
"Electrical panel and required GFCI protection are not visible in photos and therefore treated as unknown; assume at least some updates needed."
],
"score_method": "mean_of_criteria",
"overall_score": 66.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4923436014"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.