Detection aid only. This tool reports what appears in the MLS data, remarks, and photos. It cannot confirm a feature is absent — a shop can sit off-frame. The appraiser owns the final call.

4915 College Ave 📄 Workfile PDF

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⚠ Subject photos extracted at low resolution (median 532px wide) — quality/condition impressions may be less reliable. A higher-resolution photo-pages export would improve them.

Cards Side-by-side Commentary Revise Manage comps

Relative Quality & Condition ADVISORY (beta) — appraiser assigns ratings

Condition

125 Las Colinas and the subject present similarly as the best-maintained properties in the set, both reflecting recent cosmetic updates with no visible deferred maintenance. 4320 Tree House trails only slightly, still well-kept despite its original, not-updated bathrooms. 4965 College Ave, 760 Bristol Lane, 2835 Glohaven, and 2560 Pinnacle Ridge cluster just below that, all clean and well-maintained but retaining largely original kitchen and bath finishes rather than recent updates. Overall the group is tightly bunched, with no property showing meaningful deferred maintenance.

Quality

4965 College Ave, 760 Bristol Lane, 2835 Glohaven, and the subject present similarly at a well-finished level, each showing upgraded trim, millwork, or architectural detailing clearly above basic builder grade. 2560 Pinnacle Ridge sits just a touch below, its semi-custom architectural detailing offset by builder-grade kitchen cabinetry. 4320 Tree House and, more so, 125 Las Colinas trend further below the group, both anchored at a boundary between well-finished and production-grade construction, with stock cabinetry undercutting otherwise above-standard trim work. The overall spread in quality across the set is modest.

Versus subject

The subject reads as a well-finished, custom-detailed French country home with updated kitchen and baths, placing it among the strongest properties in the set for both quality and condition. Most comparables cluster close to the subject on quality, with 4320 Tree House and especially 125 Las Colinas trailing due to more production-grade cabinetry. On condition, the set is tightly grouped with the subject, and only original (not updated) kitchen/bath finishes in several comparables distinguish them, without materially separating overall condition impressions.

4320 Tree House — Q inferiorC similar Production-grade stock oak kitchen and bath cabinetry keep this a step below the subject's custom French country millwork and detailing, despite comparably above-standard trim accents; condition scores are essentially even and both present as well-maintained.
4965 College Ave — Q similarC similar Both show upgraded trim, built-ins, and finishes beyond builder grade at a comparable quality tier, and both present as well-maintained with only cosmetic layering over original construction.
760 Bristol Lane — Q similarC similar Similar upgraded trim, moulding, and built-ins to the subject, though this read carries medium confidence given more limited photo coverage; original, not-updated kitchen/baths differ from the subject's updated spaces but overall maintenance appears comparably clean.
125 Las Colinas — Q inferiorC similar Stock production kitchen and bath cabinetry pull this toward a lower quality boundary than the subject's more custom-finished design, though the call is medium-confidence given limited bath photo coverage; recent cosmetic updates keep condition in line with the subject's well-maintained impression.
2835 Glohaven — Q similarC similar Comparable architectural detailing (stone fireplace, vaulted ceilings, extensive moulding) closely matches the subject's quality tier; original, not-updated kitchen/baths are offset by otherwise clean, well-kept condition, keeping the overall impression close to the subject.
2560 Pinnacle Ridge — Q similarC similar Semi-custom architectural detailing is broadly comparable to the subject, with builder-grade kitchen cabinetry pulling it only marginally lower on a medium-confidence basis; only the primary bath was remodeled but overall maintenance tracks closely with the subject's well-kept impression.

Notable gaps

No property deviates by a full internal-score step from the set's center on either scale, so no true outliers exist, but 125 Las Colinas is the furthest below the group on quality and 4320 Tree House is a secondary step below on quality as well - both worth watching in adjustment discussions.
760 Bristol Lane, 125 Las Colinas, and 2560 Pinnacle Ridge assessments carry MEDIUM confidence, so any quality or condition gap involving them should be treated as a softer signal.

Confidence notes

760 Bristol Lane, 125 Las Colinas, and 2560 Pinnacle Ridge assessments are MEDIUM confidence due to limited photo coverage of secondary rooms and bathrooms, so their comparisons to the subject should be read as directional rather than definitive.
125 Las Colinas's quality and bath condition calls rely on only one visible bathroom out of three, and 2560 Pinnacle Ridge's kitchen vintage is inferred stylistically rather than confirmed by remarks, both warranting some caution in adjustment weighting.

Category	Subject property SUBJECT appraiser inspection photos	4320 Tree House MLS # 25035227	4965 College Ave MLS # 25043716	760 Bristol Lane MLS # 26007375	125 Las Colinas MLS # 26007412	2835 Glohaven MLS # 26009757	2560 Pinnacle Ridge MLS # 26019388
Q/C impression beta	HIGH Q3 / C3K: updatedB: updated	HIGH Q3-to-Q4 / C3K: updatedB: not updated	HIGH Q3 / C3K: updatedB: updated	MEDIUM Q3 / C3K: not updatedB: not updated	MEDIUM Q3-to-Q4 / C3K: updatedB: updated	HIGH Q3 / C3K: not updatedB: not updated	MEDIUM Q3 / C3K: not updatedB: not updated
Vs. subject beta	—	Q inferiorC similar Production-grade stock oak kitchen and bath cabinetry keep this a step below the subject's custom French country millwork and detailing, despite comparably above-standard trim accents; condition scores are essentially even and both present as well-maintained.	Q similarC similar Both show upgraded trim, built-ins, and finishes beyond builder grade at a comparable quality tier, and both present as well-maintained with only cosmetic layering over original construction.	Q similarC similar Similar upgraded trim, moulding, and built-ins to the subject, though this read carries medium confidence given more limited photo coverage; original, not-updated kitchen/baths differ from the subject's updated spaces but overall maintenance appears comparably clean.	Q inferiorC similar Stock production kitchen and bath cabinetry pull this toward a lower quality boundary than the subject's more custom-finished design, though the call is medium-confidence given limited bath photo coverage; recent cosmetic updates keep condition in line with the subject's well-maintained impression.	Q similarC similar Comparable architectural detailing (stone fireplace, vaulted ceilings, extensive moulding) closely matches the subject's quality tier; original, not-updated kitchen/baths are offset by otherwise clean, well-kept condition, keeping the overall impression close to the subject.	Q similarC similar Semi-custom architectural detailing is broadly comparable to the subject, with builder-grade kitchen cabinetry pulling it only marginally lower on a medium-confidence basis; only the primary bath was remodeled but overall maintenance tracks closely with the subject's well-kept impression.
Detached outbuildings	Detached garage with finished second-floor bonus area (living space, home gym, office/den, and two bathrooms) Detached pavilion with outdoor kitchen and fireplace	Detached brick shop/outbuilding with hip roof matching main house, single overhead garage-style door on one elevation and a pedestrian door with covered porch on another; interior fitted with pegboard walls, built-in workbench, and storage	1,500 sq. ft. heated and cooled detached shop with 2-bay garage and upper-level floor space	Detached garage (part of four-car garage total), side entry Small storage shed visible at rear/side yard	—	Detached shop/garage building Outside storage area	Detached/attached storage shed(s) near garage and side yard
Photo-only findings	Enclosed sunroom/porch addition off the rear of the main house	Primary bath garden/soaking tub with jets Gated concrete parking/storage pad separate from main driveway	Covered breezeway/carport physically connecting the main residence to the detached shop	Small storage shed in rear yard	—	Covered front porch with column portico Covered rear patio with columns, separate from the open deck	—
Pools & site improvements	Sizable concrete driveway with sports court	In-ground pool Poolside gazebo/covered structure Concrete pool deck/patio and covered rear brick patio	Covered patio with outdoor fireplace	—	In-ground pool Covered patio/pergola structure over rear patio and pool area Poured concrete patio pad(s) Two newly installed fence gates Custom matching trash enclosure	—	Whirlpool/jetted corner tub in primary bathroom
Site & view	Pond/water feature at rear of property line	—	1.05-acre wooded, secluded lot, well above typical subdivision lot size	0.61-acre corner lot, larger than typical subdivision parcel	—	1.00-acre lot (larger than typical subdivision parcel) Heavily wooded, private lot setting	1.76-acre wooded cul-de-sac lot, well above typical surrounding lot sizes, within city limits Elevated tree-line/vista view from rear of home
Dated renovations	—	—	—	—	Roof - architectural shingle Interior paint Carpet	—	—
Review required	Ambiguity regarding whether the pond visible in Photo 6 lies within the subject's boundary or belongs to an adjacent property/common area should be confirmed. No photos were provided of the foundation, basement/crawlspace, or mechanical systems (roof close-up, HVAC, water heaters) to corroborate appraiser notes regarding the new roof and two water heaters.	Confirm existence/condition of the third full bathroom noted in structured fields; not clearly identified in the photo set Clarify whether the backyard structure described in remarks as a 'pergola' is more accurately a gazebo, which may affect valuation of that amenity Verify interior condition of the attached side-entry garage referenced in structured fields, as photographed workshop interior (Photos 13-14) appears to be within the detached shop rather than the attached garage Confirm identity/ownership of structure or fence lines abutting neighboring properties visible in wide exterior shots (e.g., Photo 48) to ensure no adjacent structures were misattributed	Photo 20 shows a bathroom with commercial-style 'Restrooms' and 'Employees Only' door signage, which is inconsistent with a typical private residence; confirm this photo correctly corresponds to the subject property (e.g., a converted/dual-use shop bathroom) before relying on it. Covered patio with outdoor fireplace mentioned in remarks could not be located in any provided photo; confirm existence/condition via additional photos or inspection.	Ownership/location of the small shed seen in Photo 28 should be confirmed — appears to sit within the subject's fenced yard but is only partially visible. No photos provided of secondary bedrooms, additional bathrooms, garage interior, workshop/craft room, or bonus room referenced in structured fields, limiting full condition/quality verification of those spaces.	Only one bathroom is photographed (primary bath); baths_status determination is based on limited coverage and dominant condition of the other two full baths is not observed. Photos 12 and 15 show a neighboring brick house's roofline and chimney visible over the rear wood fence; this structure belongs to an adjacent property and is not counted as a subject outbuilding — flagged per fence-line ambiguity rule. No interior photos of the garage or the three lower-level secondary bedrooms were provided, limiting full condition/quality assessment of those areas.	Aerial photos (8-10) show numerous neighboring structures, pools, and outbuildings in the surrounding area; care should be taken not to attribute any neighboring pool or structure to the subject property. Attached garage interior was not shown, limiting ability to confirm its finish/condition relative to the detached shop.	Reconcile GLA: structured field lists 3,000 SF, agent remarks reference a prior appraisal showing higher than 3,000 SF, and county tax records show 2,885 SF. Confirm whether the storage structures seen in Photo 3 and Photo 49 are one building or two separate structures, and obtain size/construction detail for grid comparison. Secondary full bath and powder room update/condition status could not be fully verified from available photos beyond a generally dated impression.
Contradictions	—	Public remarks describe a backyard 'pergola,' but the photographed structure (Photos 5, 6, 7, 8, 45) is a metal-roofed gazebo with fabric curtain panels, not a traditional open-lattice pergola.	—	—	—	—	Agent remarks state the home was 'recently appraised for asking price' with square footage higher than the listed 3,000 SF, while county tax records reportedly show only 2,885 SF - a GLA source discrepancy that should be resolved against the appraiser's own field measurement.

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