Property ID: 7598961710
413 Pine St, Lexington, MS, 39095
Lexington, MS
Money Down: $20,880
CoC Return: 5.09%
Monthly Cash Flow: $89
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,400
Closing Costs
$3,480
Total Down
$20,880
Investment Snapshot
Purchase Price
$87,000
Money Down
$20,880
Cash-on-Cash Return
5.09%
Rent
$868
Monthly Cash Flow
$89
Annual Cash Flow
$1,063
Debt Service / Mo
$463
Property Tax / Mo
$73
Insurance / Mo
$157
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$868
Payment Standard
$1,110
Rent
$868
Insurance
$157
Property Tax
$73
Management
$87
Utilities Allowance
$242
NOI (Monthly)
$552
Debt Service
$463
Cash Flow After Debt
$89
Quality Score: 65.70%
Confidence: 92.00%
Overall the house appears structurally intact and mostly cosmetically updated (new-looking roof, good interior flooring, brick envelope). The largest inspection risks are missing/unstated life-safety items (no visible smoke/CO detectors), unclear primary heating system (reliance on fireplace/window units), and trip/fall hazards at the front walkway and porch steps/railings. These are generally repairable within a few days to a few weeks, but the smoke/CO detector and egress issues must be addressed before a Housing Choice Voucher (Section 8) initial inspection will likely pass. Estimated readiness: minor repairs and verification of mechanical systems — likely rent-ready within ~30 days if tests/repairs are completed.
Section 8 Payment Standard
$1,110
Utility Allowance Total
$242
Guaranteed Section 8 Rent (PS - Utilities)
$868
Property Management
$87
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$87,000
Beds
3
Baths
1
Living Area
2,013 sqft
Lot Size
24,394 sqft
Year Built
1930
Days on Market
82
Capital Outlay
$20,880
Debt Service
$463
Property Tax / Mo
$73
Insurance / Mo
$157
Property Description
Charming 3-bedroom, 1-bath home in Holmes County! This inviting property features beautiful hardwood floors and a cozy gas fireplace, adding warmth and character throughout. Perfect for both homebuyers and investors, this home offers a nice-sized front and back yard-great for outdoor entertaining or relaxation. With just a little TLC, it has excellent potential as a primary residence or investment opportunity.
Utility Allowances
Heating
$35
Property features a 'cozy gas fireplace'. Natural gas is assumed over bottled gas due to the city location.
Cooking
$13
Landlord does not provide a stove/range ('Appliances: None'). Assumed tenant will use a natural gas stove, as gas appears to be available at the property.
Water Heating
$30
Water heater fuel type not specified. Selected the more expensive 'natural_gas' option over 'electric' as gas appears to be available at the property.
Air Conditioning
$13
Air conditioning is standard in this climate (MS) and implied by cooling features including 'Ceiling Fan(s)' and 'Multi Units'.
Other Electric
$69
A standard charge for general electric use not covered by other categories.
Water
$35
Property details explicitly state 'Public' water source.
Sewer
$21
Property details explicitly state 'Public Sewer'.
Trash Collection
$19
Trash collection is a standard utility service for a single-family home and is assumed to be the tenant's responsibility.
Refrigerator
$4
Property details state 'Appliances: None', so the refrigerator is assumed to be tenant-owned and an allowance is provided.
Range/Microwave
$3
Property details state 'Appliances: None', so the range/microwave is assumed to be tenant-owned and an allowance is provided.
Source References
Payment Standard Source
Effective Date:
Oct 01, 2025
Utility Allowance Source
Effective Date:
Dec 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,882
DP3 Annual Estimate$1,882
DP1 Monthly Equivalent$157
DP3 Monthly Equivalent$157
Replacement Value$300,000
Basis2,013 sqft / 1930
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Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in interior photos (NSPIRE requirement).
- Potential lack of an inspected, functional primary heating system (only fireplace/window AC units visible).
- Large cracked/eroded front walkway and deteriorated porch steps creating trip/fall hazard.
- Boarded/unfinished window area that may prevent required bedroom egress.
- Missing or inadequate handrail(s) at exterior stairs/porch.
Assumptions
- Interior plumbing fixtures, water heater and electrical service are present and operable but were not photographed; rated as unknown rather than failed.
- Gas fireplace described in the listing is present and assumed serviceable but has not been observed in operation; heating adequacy is unconfirmed.
- Metal roof is assumed watertight and recently installed based on appearance in photos; no active roof leaks observed.
- Kitchen and bathroom appliances (stove, refrigerator) were not shown in photos; absence reduces readiness score mildly but is considered a fixable capital item.
- No interior mold, major structural movement, or hidden water intrusion exists beyond what is visible in photos; severe hidden issues would lower scores significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $847 | $45,978 | $4,598 |
| 2023 | $847 | $29,145 | $4,371 |
| 2022 | $755 | $25,965 | $3,894 |
| 2021 | $724 | $25,965 | $3,894 |
| 2020 | $862 | $30,895 | $4,634 |
| 2019 | $862 | $30,895 | $4,634 |
| 2018 | $805 | $28,861 | $4,329 |
| 2017 | $916 | $33,498 | $5,024 |
| 2016 | $901 | $33,498 | $5,024 |
| 2009 | $1,021 | $8,113 | $1,217 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-11-26 | Listed | $87,000 |
Photo Gallery
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{
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"summary": "Overall the house appears structurally intact and mostly cosmetically updated (new-looking roof, good interior flooring, brick envelope). The largest inspection risks are missing/unstated life-safety items (no visible smoke/CO detectors), unclear primary heating system (reliance on fireplace/window units), and trip/fall hazards at the front walkway and porch steps/railings. These are generally repairable within a few days to a few weeks, but the smoke/CO detector and egress issues must be addressed before a Housing Choice Voucher (Section 8) initial inspection will likely pass. Estimated readiness: minor repairs and verification of mechanical systems — likely rent-ready within ~30 days if tests/repairs are completed.",
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"rationale": "Interior shows recent cosmetic work (paint, new-looking LVP floors, ceiling fans). Exterior brick and metal roof appear in good condition. Observable deferred items: cracked/eroded front walkway with a large patched/eroded area, peeling paint on porch posts/trim, worn wooden porch steps and railings that need repair or staining, at least one window area appears boarded/unfinished. No interior kitchen/bath photos provided so missing appliances cannot be confirmed; lack of visible stove/fridge in listing photos reduces readiness moderately. Overall: mostly cosmetic/medium-priority repairs, not major structural work."
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},
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"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "Roof appears to be a newer metal roof which is positive for leak risk. No visible central HVAC equipment; window AC unit(s) are visible suggesting either no central A/C or that residents use window units. Heating source not clearly shown aside from the gas fireplace mentioned in listing — if the fireplace is the primary heat it must be inspected and verified operational. Water heater, main electrical panel, GFCI protection and plumbing fixtures are not visible in photos; these unknowns lower score. No visible signs of active leaks, sagging roof or foundation movement in photos."
},
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"score": 70.0,
"rationale": "Brick exterior and raised brick foundation appear generally sound with no visible major foundation cracks or sagging. Large, clear front and back yards with appropriate drainage slope appear acceptable. Carport and covered porch are intact and functional. Site concerns: cracked/uneven public walkway leading to entry is a trip hazard, some debris/loose boards on porch area, and one window area boarded. No visible signs of standing water, active infestation, or major envelope failure."
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"Potential lack of an inspected, functional primary heating system (only fireplace/window AC units visible).",
"Large cracked/eroded front walkway and deteriorated porch steps creating trip/fall hazard.",
"Boarded/unfinished window area that may prevent required bedroom egress.",
"Missing or inadequate handrail(s) at exterior stairs/porch."
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"confidence": 0.6,
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"Gas fireplace described in the listing is present and assumed serviceable but has not been observed in operation; heating adequacy is unconfirmed.",
"Metal roof is assumed watertight and recently installed based on appearance in photos; no active roof leaks observed.",
"Kitchen and bathroom appliances (stove, refrigerator) were not shown in photos; absence reduces readiness score mildly but is considered a fixable capital item.",
"No interior mold, major structural movement, or hidden water intrusion exists beyond what is visible in photos; severe hidden issues would lower scores significantly."
],
"overall_score": 64.0,
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"criteria": [
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"label": "Condition / Repairs",
"score": 75.0,
"rationale": "Exterior brick shell, metal roof and windows appear intact and the interior shows recent cosmetic work (fresh paint, new-looking LVP floors, ceiling fans). Visible deferred items are limited to worn/peeling paint on porch stairs/railings, some missing window trim, and a cracked/worn front walkway with a circular damaged patch (trip hazard). Listing mentions 'little TLC' which matches photos. Missing kitchen/appliances are not shown in photos; absence would be moderate but not catastrophic. Overall mostly cosmetic and easy-to-fix items."
},
{
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"label": "Safety / Code Compliance",
"score": 60.0,
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"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 55.0,
"rationale": "Roof appears to be recently replaced or in good condition (metal roof). No central HVAC equipment is visible; window AC unit(s) are present which suggests no central cooling and leaves heating source unclear. Listing references a gas fireplace which may provide heat but its condition and certification are unknown. Water heater, furnace/heat source, and interior electrical panel are not shown. Electrical meter and service conduit visible externally, but panel condition and presence of GFCI outlets is unconfirmed. Given these unknowns, systems risk is moderate — roof good, other systems require verification/possible repair or replacement."
},
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"label": "Exterior & Site",
"score": 70.0,
"rationale": "Large level yard with clear access and parking under a covered carport. Brick foundation and exterior walls appear sound with crawlspace vents visible. Some minor site concerns: concrete walkway damage (trip hazard), weathered porch stairs and railings needing maintenance, and leaf/debris accumulation. No standing water, major drainage issues, obvious foundation movement, or exterior structural sagging seen in photos. Overall the site is serviceable with moderate clean-up/repairs."
}
],
"red_flags": [
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"No visible central heating system; only window ACs and a gas fireplace referenced — 'No visible heating system' is a major inspection risk until verified.",
"Front walkway has a significant damaged circular patch (trip hazard) that should be repaired prior to inspection.",
"Porch stairs and some railings show wear and peeling paint; railing integrity should be confirmed to avoid failing handrail/stair safety checks.",
"Potential lead-paint risk due to original 1930 construction (visible original wood windows and trim) — requires disclosure/testing/repair if disturbed."
],
"confidence": 0.65,
"assumptions": [
"Utilities (water, electric, gas) are available to the property but operational status is unknown.",
"Listing reference to a 'gas fireplace' indicates a working/heatable unit exists but its safety/venting/inspection status is unknown.",
"No kitchen or major appliances are pictured; assume stove and refrigerator may be missing or withheld from photos — missing appliances reduce readiness modestly but are not automatic inspection failures.",
"Interior photos show no obvious roof or ceiling water stains; assume no active interior roof leaks at time of photos.",
"Electrical service exists at the meter visible on the side; interior electrical panel condition and grounding/GFCI presence are unconfirmed.",
"Because the home was built in 1930, assume potential for lead-based paint on original windows/trim unless abatement or testing documentation is provided."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "This brick 3-bed, 1-bath bungalow appears structurally sound and cosmetically in reasonably good condition with a seemingly new metal roof and intact masonry. Primary issues for NSPIRE/Section 8 readiness are missing/uncertain mechanical documentation (central HVAC not evident, water heater and electrical panel unknown), lack of visible smoke/CO detectors, and several easy-to-fix items (cracked front walk, porch paint/rail repair, window trim, possible missing kitchen appliances). With targeted checks (verify functioning hot water, electrical panel/GFCI, fireplace venting and installation of required detectors) and minor repairs, the property is likely to pass an initial HCV inspection within 30 days. Estimated overall readiness: likely minor repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior and interior appear maintained with recent-looking metal roof and intact brickwork. Interior photos show new/clean vinyl plank flooring, painted walls, functioning ceiling fans and a visible fireplace — overall cosmetically in good shape. Observable deferred items: cracked/uneven front walkway (trip hazard), peeling paint on porch stairs/railings, unfinished window trim and some debris on porch. Kitchen and appliances are not shown in photos and may be missing or in need of update; missing appliances would moderately reduce readiness but are not catastrophic. These are mostly easy-to-fix or cosmetic items (paint, rail repair, walkway patching, trim, install/replace appliances)."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 65.0,
"rationale": "No visible exposed wiring, no collapsed ceilings, and brick foundation vents are present. Porch has handrails and steps, but wood shows wear and paint peeling which could conceal rot; the front concrete walkway is cracked and has a pronounced low spot creating a trip hazard. No smoke detectors or carbon monoxide detectors visible in interior photos (not uncommon in listing photos) — these are required for NSPIRE/Section 8 and must be installed. GFCI protection in kitchen/bath not visible. Bedroom egress windows cannot be confirmed from photos. A window AC unit is visible, indicating mechanical cooling but central HVAC is not evident — heating appears to rely on a gas fireplace (listed), which must be inspected for safe venting. Overall there are no obvious life-threatening hazards visible, but multiple code items require verification/installation (smoke/CO detectors, GFCIs, egress confirmation, verify fireplace venting)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, electrical, plumbing)",
"score": 60.0,
"rationale": "Roof appears to be a newer standing-seam/metal roof in good visual condition. Brick envelope and foundation look sound with no visible major cracks or sagging. HVAC: no visible central HVAC; window AC(s) and a gas fireplace are evident — this likely provides cooling and some heating but system condition and safety are unknown. Electrical: no panel or obvious exposed wiring visible in photos; outlets present and ceiling fans installed, but GFCI and panel condition are unconfirmed. Plumbing, water heater and hot water availability are not shown. Because critical mechanicals (electrical panel, water heater, central HVAC if required) are not documented in photos, system score is reduced to reflect uncertainty and the need for inspection/verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Large, level lot with clear yard, adequate setbacks and a solid-looking carport. Brick exterior is intact and attractive; crawlspace vents visible. Driveway and carport appear serviceable. Some trees are close to the house which can be a future maintenance concern (leaves, limbs), but no immediate evidence of trunk impact to foundation or roof. Walkway cracking and minor porch deterioration are the primary site issues. No visible standing water, major drainage issues or infestation signs in exterior photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Kitchen interior and major appliances (stove, refrigerator) are not shown; assume appliances may be missing or older and will need to be confirmed/installed.",
"Listing text referencing a gas fireplace is accurate and the fireplace is present inside (one interior shot appears to show a fireplace opening); assume it is the primary or supplemental heat source but condition/venting unknown.",
"No central HVAC unit is visible in photos; assume cooling is provided by window units and heating primarily by the fireplace unless seller provides documentation of central HVAC.",
"No smoke alarms, CO detectors or GFCI outlets are visible in photos — assume they are either absent or not photographed and must be verified/installed to meet NSPIRE.",
"Electrical panel, water heater, and plumbing condition are not visible in photos and are assumed to be unknown; their condition could materially affect inspection outcome.",
"No clear evidence of major structural issues (sagging rooflines, foundation displacement, collapsed elements); assume the brick foundation is performing adequately based on photos.",
"Because the home was built in 1930, assume potential for lead-based paint risk and older concealed systems unless documentation of remediation/updates is provided."
],
"overall_score": 68.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "413 Pine St, Lexington, MS, 39095",
"aggregate": {
"summary": "Overall the house appears structurally intact and mostly cosmetically updated (new-looking roof, good interior flooring, brick envelope). The largest inspection risks are missing/unstated life-safety items (no visible smoke/CO detectors), unclear primary heating system (reliance on fireplace/window units), and trip/fall hazards at the front walkway and porch steps/railings. These are generally repairable within a few days to a few weeks, but the smoke/CO detector and egress issues must be addressed before a Housing Choice Voucher (Section 8) initial inspection will likely pass. Estimated readiness: minor repairs and verification of mechanical systems — likely rent-ready within ~30 days if tests/repairs are completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 71.7,
"rationale": "Interior shows recent cosmetic work (paint, new-looking LVP floors, ceiling fans). Exterior brick and metal roof appear in good condition. Observable deferred items: cracked/eroded front walkway with a large patched/eroded area, peeling paint on porch posts/trim, worn wooden porch steps and railings that need repair or staining, at least one window area appears boarded/unfinished. No interior kitchen/bath photos provided so missing appliances cannot be confirmed; lack of visible stove/fridge in listing photos reduces readiness moderately. Overall: mostly cosmetic/medium-priority repairs, not major structural work."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 73.3,
"rationale": "Brick exterior and raised brick foundation appear generally sound with no visible major foundation cracks or sagging. Large, clear front and back yards with appropriate drainage slope appear acceptable. Carport and covered porch are intact and functional. Site concerns: cracked/uneven public walkway leading to entry is a trip hazard, some debris/loose boards on porch area, and one window area boarded. No visible signs of standing water, active infestation, or major envelope failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "Significant unknowns for NSPIRE-required safety items. No smoke detectors or CO alarms are visible in interior photos (required). Front steps have no visible handrail and porch stairs/landing need repair which could be cited as a trip/fall hazard. One window area appears boarded which may prevent required bedroom egress if that window serves a sleeping room. No exposed high-risk wiring observed in photos. Gas fireplace and chimney present (venting/condition not verified). Because smoke/CO alarms and egress are explicit safety checklist items and were not shown, this raises moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 58.3,
"rationale": "Roof appears to be a newer metal roof which is positive for leak risk. No visible central HVAC equipment; window AC unit(s) are visible suggesting either no central A/C or that residents use window units. Heating source not clearly shown aside from the gas fireplace mentioned in listing — if the fireplace is the primary heat it must be inspected and verified operational. Water heater, main electrical panel, GFCI protection and plumbing fixtures are not visible in photos; these unknowns lower score. No visible signs of active leaks, sagging roof or foundation movement in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (NSPIRE requirement).",
"Potential lack of an inspected, functional primary heating system (only fireplace/window AC units visible).",
"Large cracked/eroded front walkway and deteriorated porch steps creating trip/fall hazard.",
"Boarded/unfinished window area that may prevent required bedroom egress.",
"Missing or inadequate handrail(s) at exterior stairs/porch."
],
"confidence": 0.92,
"assumptions": [
"Interior plumbing fixtures, water heater and electrical service are present and operable but were not photographed; rated as unknown rather than failed.",
"Gas fireplace described in the listing is present and assumed serviceable but has not been observed in operation; heating adequacy is unconfirmed.",
"Metal roof is assumed watertight and recently installed based on appearance in photos; no active roof leaks observed.",
"Kitchen and bathroom appliances (stove, refrigerator) were not shown in photos; absence reduces readiness score mildly but is considered a fixable capital item.",
"No interior mold, major structural movement, or hidden water intrusion exists beyond what is visible in photos; severe hidden issues would lower scores significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 65.7,
"rubric_version": "nsPIRE-v1.0-2025-11",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7598961710"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.