Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
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.

13 Rosewood 📄 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 ReviseManage comps

Subject property SUBJECT

appraiser inspection photos View all 16 photos  16 inspection photos

Photo-only findings

MEDIUM
Enclosed sunroom/family room addition with brick interior walls and continuous window wall
Interior room with exposed brick partition walls, extensive window bank, and carpeted floor appears to be a converted porch or sunroom addition; not referenced in any appraiser notes (none provided).
Source: Photo 6
HIGH
Large rear concrete patio with seating area
Substantial poured concrete patio spanning most of the rear elevation, furnished with table and chairs; no corresponding note of this site improvement exists.
Source: Photo 2
LOW
Decorative stamped/paver walkway along side yard
Curved stamped-concrete or paver walkway connecting driveway to side/rear yard; minor hardscape improvement not documented in notes.
Source: Photo 4

Review required

No appraiser notes were provided at all; all quality/condition and improvement impressions rely solely on photo review and should be confirmed against the appraiser's actual inspection findings.
Photo 4 shows a carport/roof structure whose attachment to the main dwelling is not entirely clear from the angle shown; confirm whether this is an attached or detached structure.
Photo 5 shows a structure partially visible beyond the rear wood fence line that may belong to a neighboring property; cannot be confirmed as a subject-property improvement.

Image quality issues

Photos 6, 13, 14, and 16 are dimly lit, limiting ability to fully assess wall and ceiling condition in those rooms.
No photos provided of roof surface close-up, foundation, mechanical room, or attic/crawlspace access.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q4 / C3K: updatedB: updated

Quality: Dwelling presents as a brick-veneer ranch of standard builder-grade construction with some above-average design touches (exposed brick masonry fireplace/chimney, decorative wood beam ceilings) but otherwise typical materials: louvered stock-style kitchen cabinetry, standard aluminum-frame rear windows, and simple ranch massing. These decorative elements do not elevate it beyond a well-detailed Q4; there is no evidence of custom millwork, high-end structural systems, or architect-driven design consistent with Q3/Q2.
Exposed brick fireplace and matching brick masonry chimney (Photo 2, 7) · Decorative wood beam ceilings in living room and breakfast nook (Photo 7, 10) · Louvered-door stock kitchen cabinetry consistent with original builder-grade construction (Photo 8) · Standard aluminum-frame awning windows on rear elevation (Photo 2)
Condition: Interior finishes show a mix of updated flooring and updated/remodeled bathrooms layered onto original room configurations and cabinetry, consistent with an owner-maintained home with rolling updates rather than a full gut renovation. No signs of deferred maintenance, structural distress, or moisture damage were observed in the photos provided. Roofing shows normal wear consistent with age but no visible defects.
Updated luxury-vinyl-plank flooring installed throughout main living areas and bedrooms (Photo 7, 9, 13, 14, 16) · Secondary bathroom with subway-tile shower surround, patterned tile floor, and updated black fixtures suggesting a fuller remodel (Photo 15) · Hall/primary bathroom with granite vanity top and updated fixtures over what appears to be an older tile floor (Photo 12) · Stainless-steel kitchen appliances appear newer than the surrounding cabinetry (Photo 8) · Composition shingle roof shows moderate discoloration/algae staining typical of age, no visible deficiencies (Photo 1, 2)
Kitchen / baths: Kitchen retains original louvered cabinetry with black laminate-look counters and tile backsplash, but has newer stainless appliances - consistent with 'updated' rather than remodeled. Of the two bathrooms photographed, one shows a modest granite-top update (Photo 12) and the other shows a more extensive tile and fixture update bordering on remodeled (Photo 15); dominant impression across both is 'updated.'
Not visible/verified: No close-up roof or foundation photos provided to fully assess exterior condition. · Several interior photos (6, 13, 14, 16) are dimly lit, which limits fine assessment of wall/ceiling/finish condition. · Mechanical systems (furnace, water heater) and attic/crawlspace were not shown. · Only two bathrooms were photographed; total bathroom count and condition of any additional baths could not be verified. · Rooms contain significant personal property/clutter (toys, storage bins) which does not affect condition rating but limits full visibility of some flooring and wall areas.

2913 Joanna Drive, Conway, 72034

MLS # 25049478 View all 32 photos & comments  Photos 32/32 ✓

Photo-only findings

HIGH
Decorative round columns separating living and dining areas
Paired white round columns visibly divide the living room from the dining area in multiple interior photos; this architectural feature has no corresponding structured field or remarks mention.
Source: Photo 2, Photo 3, Photo 8, Photo 15, Photo 16

Review required

Verify actual extent of yard fencing (partially vs. fully fenced) given apparent contradiction between structured field and photos
Confirm ownership/boundary of structure(s) visible near or beyond the rear fence line in Photos 30 and 32
Confirm condition and finishes of the second full bathroom, not clearly documented in the photo set

Detached outbuildings

LOW
Small structure with a peaked/shed roofline visible at the right edge of the rear yard, partially obscured by vegetation
A small wood structure with a peaked roof is visible near the patio/fence area at image right; too small and obscured to identify as a shed, doghouse, or storage box. Not mentioned in structured fields or remarks.
Source: Photo 32
LOW
Structure with reddish roofline visible beyond the rear fence line
A structure with a distinct red roof is visible through trees beyond the wood privacy fence at the rear of the lot. Given its position beyond the fence line, this may belong to a neighboring property rather than the subject.
Source: Photo 30

Pools & site improvements

HIGH
Wood deck at rear of home
Public Remarks: 'Step outside to the backyard deck, perfect spot to enjoy morning, evening relaxation, or entertaining with friends.' Visible as an elevated wood deck with railing in Photos 6, 7, and 28.
Source: Public Remarks
MEDIUM
Extensive stone/paver patio with rock garden landscaping and pathways
Structured Field lists only a generic 'Patio' feature; Photos 29-32 show a substantial flagstone/paver patio area combined with stacked-stone garden borders, mulched pathways, and terraced landscaping beyond what a typical patio entry implies.
Source: Structured Field / Photo 29

Site & view

MEDIUM
Heavily wooded rear lot providing privacy buffer
Photos 28 and 30-32 show a densely treed rear yard with mature hardwoods extending to the fence line, limiting direct sightlines to structures beyond the property; a modest site-level amenity not addressed in remarks or structured fields.
Source: Photo

Dated renovations

HIGH
New roof
Verbatim from Public Remarks: 'New roof 2021.'
Source: Public Remarks

Contradictions

Structured Field lists 'Partially Fenced,' but backyard photos (28-32) show what appears to be a continuous wood privacy fence enclosing the entire visible rear yard perimeter.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q4 / C3K: updatedB: not updated

Quality: Consistent with Q4 — a 1991 brick veneer one-story production/builder home. Architectural shingle roof, formica kitchen counters (original grade per structured field), and simple panel doors/trim are typical builder-grade materials. Decorative round columns dividing the living/dining space and tray ceilings add a modest architectural touch above the most basic builder grade, but overall design complexity and materials remain consistent with stock construction rather than custom or high-end work.
Structured Field: EXTERIOR Brick, ROOF Architectural Shingle · Structured Field: Kit Counter-Formica (original-grade counter material) · Photos 2-8,15,16: paired decorative round columns and tray/vaulted ceiling details in living/dining area, a modest upgrade over base builder grade · Photos 17,18,23: simple panel interior doors and standard baseboard/crown trim typical of production-built homes
Condition: Consistent with C3 — the home presents as well-maintained with some documented updates (roof, paint) and a partially refreshed kitchen (repainted cabinets, tile backsplash, newer stainless double-oven range and dishwasher), but original formica counters and dated bathroom finishes remain. No visible deferred maintenance, staining, or structural issues were observed in the photos provided.
Public Remarks: 'Fresh new paint throughout' and 'New roof 2021' · Photos 2-8,15,16: wood flooring throughout main living areas appears newly refinished with no visible wear · Photos 9-13: kitchen shows repainted white cabinets, travertine-look tile backsplash, and stainless double-oven range/dishwasher indicating a partial refresh · Photos 20,25: bathrooms show original-style solid-surface/laminate vanity tops and standard tub/shower combos with only hardware/fixtures appearing newer · No water staining, cracking, or exposed structural elements observed in any interior photo
Kitchen / baths: Kitchen shows a partial condition update — repainted cabinet boxes, a tile backsplash, and newer stainless double-oven range/dishwasher — layered onto original formica counters and stock cabinet boxes, consistent with 'updated' rather than 'remodeled.' Bathrooms show original-era cabinetry and countertops with only minor hardware/fixture refreshes, consistent with 'not updated.'
Not visible/verified: Only one of two full bathrooms is clearly documented in the photo set; the second full bath's condition could not be independently confirmed · Exterior photo coverage is limited to front and rear views; side elevations, roof close-up, and foundation are not shown · Interior photos contain heavy personal decor/clutter (holiday items, furniture, closet contents) that may obscure some finish details · Marketing photos are curated and may not reveal minor wear or maintenance issues not visible in the frame

954 Joseph Dr, Conway, 72034

MLS # 26007620 View all 13 photos & comments  Photos 13/13 ✓

Photo-only findings

none found — empty is a valid result

Review required

Baths_status is based solely on the primary bath (2 photos); the second full bath noted in structured fields was not pictured and its condition/updates could not be assessed.
Kitchen assessed from a single photo; full extent of countertop material, cabinet interior condition, and flooring condition beyond the visible frame could not be verified.
No photographs of the roof, gutters, or water heater were provided to corroborate the Public Remarks' claims of recent roof and water heater replacement.
Rooflines/structures visible over the rear fence line in Photos 3 and 4 appear to belong to neighboring properties, not the subject; flagged at LOW confidence due to this ambiguity and excluded from outbuilding findings.

Pools & site improvements

HIGH
In-ground pool (kidney/free-form shape) with concrete/aggregate deck and fenced enclosure
Vinyl-liner in-ground pool with aggregate deck surround, ladder/entry steps, and surrounding wood privacy fence visible in rear yard across multiple photos.
Source: Structured Field (Inground Pool) / Public Remarks ('Where else can you find a pool!') / Photos 2, 3, 4
MEDIUM
Newer pool pump (no date given)
Remarks state 'Newer pool pump' but provide no installation date; the pump itself is not visible in any photo, so condition/age cannot be visually confirmed.
Source: Public Remarks

Dated renovations

MEDIUM
Roof — stated as approximately two years old at time of listing
Public Remarks verbatim: 'Roof is just two years old, with a new water heater and disposal.' No absolute installation date given, but the stated relative age (~2 years) is usable for effective-age estimation; no corresponding roof-age structured field exists to corroborate.
Source: Public Remarks

Image quality issues

Several interior photos (Photos 7, 10, 11, 12) show vacant, unfurnished rooms lit inconsistently, limiting ability to assess flooring wear or wall finish condition beyond what is directly visible.
No full rear or side exterior elevation photo is provided to visually verify the remarks' claim of a roof approximately two years old.
Photo 6 (laundry room) is dim, limiting assessment of flooring and cabinet condition in that space.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q4 / C3-to-C4K: updatedB: not updated

Quality: Dwelling presents as a standard brick-veneer, builder-grade one-story traditional home consistent with Q4 construction quality: simple architectural detailing, standard insulated windows/doors, a prefab wood-burning fireplace with painted wood mantel, and textured/popcorn ceilings typical of circa-1990 production building in this market. No custom millwork, upgraded window/door grade, or complex design elements were observed.
Brick and Brick & Frame Combo exterior noted (Structured Field) · Traditional one-story design, built 1990 (Structured Field: Style, Year Built) · Simple brick fireplace with painted wood mantel, standard construction (Photo 13) · Sheet Rock walls/ceilings with popcorn texture throughout (Structured Field; Photos 5-13) · Glass block bathroom window is a builder-era detail rather than a custom feature (Photos 8, 9)
Condition: Overall condition impression falls in the C3-to-C4 range. Public Remarks cite a roof approximately two years old, a new water heater, and a new disposal, which support improved mechanical/systems condition, but photos show dated cosmetic finishes (laminate-style kitchen counters, blue-painted primary bath with glass block window and original jetted tub, faux-painted accent walls) and the listing itself offers a painting allowance, indicating the seller anticipates some deferred cosmetic updating. No structural defects, water staining, or safety/soundness issues were visible in the provided photos.
Public Remarks: 'Roof is just two years old, with a new water heater and disposal. Newer pool pump.' · Kitchen cabinets appear repainted (grey finish over original wood profile) with laminate/Formica-style countertops retained and updated stainless appliances (Photo 5) · 'Includes a painting allowance—ready for your finishing touches' (Public Remarks) paired with worn/dated faux-painted accent walls in living and dining areas (Photos 10, 12, 13) · Minor hairline cracking visible in rear patio concrete slab (Photos 2, 4) — cosmetic exterior hardscape wear, not an observed structural issue · Primary bath retains original-appearing jetted tub, glass block window, and dated blue paint/tile without evidence of remodel (Photos 8, 9)
Kitchen / baths: Kitchen shows repainted original cabinetry, retained laminate-style counters, and newer stainless appliances/disposal per remarks — consistent with 'updated' status, not a full remodel. Primary bath retains original jetted tub and glass block window with a dated color palette and no visible remodel — consistent with 'not updated' status. A secondary full bath (2 full baths per structured field) was not pictured, so its status could not be independently verified.
Not visible/verified: Only 13 MLS photos provided; secondary bedrooms, the secondary full bath, garage interior, and full rear exterior elevation were not pictured. · Interior photo count (~9) is near the low end of the ~8-photo threshold used for confidence calibration; several rooms are shown vacant, which can mask condition issues normally hidden by furnishings. · No close-up photos of roof, HVAC equipment, or water heater to corroborate remarks' stated recent replacements. · Kitchen countertop material could not be definitively identified (appears to be laminate/Formica) from the single available kitchen photo.

104 Country Club Road, Conway, 72034

MLS # 26011650 View all 41 photos & comments  Photos 41/41 ✓

Photo-only findings

none found — empty is a valid result

Review required

Garage interior not photographed; cannot verify condition/finish or confirm two-car garage claim visually.
Ambiguous ownership of the green gable-roofed structure visible beyond the rear fence — may belong to neighboring property.
Exact dimensions/construction of the rear-yard storage shed could not be confirmed from available photo angles.

Detached outbuildings

MEDIUM
Storage shed (wood-toned siding, double doors) in rear yard
A freestanding shed is visible near the rear fence line within what appears to be the subject's fenced yard. Size and construction material cannot be fully confirmed from photo angle. Not mentioned in structured fields or remarks.
Source: Photo 35, 36, 37
LOW
Green gable-roofed structure visible beyond side/rear fence
A green building with a gable roof appears repeatedly beyond the subject's wood privacy fence. This is likely the neighboring property's structure (matches green house visible from the street in Photo 1) rather than a subject outbuilding; flagged for review due to ambiguity.
Source: Photo 1, 31, 32, 33, 34

Pools & site improvements

HIGH
Covered brick patio with low brick seat wall
Public remarks state 'the fully fenced backyard features a large patio perfect for entertaining.' Photos show a covered concrete patio with an attached brick seat/planter wall running along the rear of the home.
Source: Public Remarks; Photo 31, 32, 33, 34

Site & view

MEDIUM
Proximity to Tucker Creek Trail and neighborhood park
Remarks note the home has 'easy access to Tucker Creek Trail & a park at the end of the street,' a potential locational value driver not captured in structured fields.
Source: Public Remarks

Dated renovations

HIGH
Roof replaced 2021
Verbatim: 'new roof (2021)'
Source: Public Remarks
HIGH
HVAC replaced 2020
Verbatim: 'new HVAC (2020)'
Source: Public Remarks
HIGH
Water heater replaced 2023
Verbatim: 'new water heater (2023)'
Source: Public Remarks

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q4 / C3K: updatedB: updated

Quality: Original construction is a 1986 brick-veneer one-story ranch with builder-grade stock materials — vaulted living room ceiling, brick fireplace surround, and built-in bookshelf/wet bar cabinetry consistent with a slightly-above-base spec home. Cabinetry profile (raised panel, standard overlay), window/door trim, and millwork throughout are stock-grade, not custom. This is consistent with Q4, possibly trending toward Q3-to-Q4 given the built-in wet bar and vaulted ceiling detail, but overall design and materials remain builder-grade.
Brick veneer exterior consistent with mid-1980s tract/subdivision construction (Photo 1, 40, 41) · Vaulted ceiling and brick fireplace focal wall in living room, a modest architectural upgrade over base plan (Photo 2-7) · Built-in bookshelf/media cabinet and separate wet bar nook with original cabinetry boxes (Photo 6, 7, 8) · Stock kitchen cabinet boxes with simple raised-panel doors, original layout (Photo 13-16) · Standard hollow-core interior doors and simple baseboard/trim profile throughout (Photo 9, 17)
Condition: The home presents as well-maintained with numerous recent capital and cosmetic updates (roof, HVAC, water heater, flooring, lighting, painted cabinetry, and countertop upgrades). No signs of deferred maintenance, staining, or structural issues are visible in photos. This supports a C3 impression — well-maintained with limited wear and multiple documented updates, short of a full C2 like-new condition given original cabinet boxes and dated tile/vanity forms that were refreshed with paint rather than replaced.
Public remarks state new roof (2021), new HVAC (2020), new water heater (2023) — all recent major systems · New luxury vinyl plank flooring installed throughout living areas per remarks and photos (Photo 2-12, 18-21) · Kitchen cabinets appear repainted (white) with new granite countertops and stainless appliances layered onto original cabinet boxes (Photo 13-16) · Bathroom vanities appear repainted (navy/green) with refreshed countertops; fixtures updated (Photo 22, 23, 28) · No visible water staining, cracking, or exposed subfloor in any photo · Exterior brick, roofline, and trim appear in good repair with no visible deferred maintenance (Photo 1, 31-41)
Kitchen / baths: Kitchen shows white-painted original cabinet boxes with granite countertops, subway-style travertine backsplash, and stainless appliances — a cosmetic modernization without structural/layout change, consistent with 'updated' per UAD. Baths (primary en suite and hall bath) show repainted vanity cabinetry with refreshed solid-surface/granite-look countertops and updated faucets; no evidence of reconfiguration or high-end fixtures, consistent with 'updated' rather than 'remodeled.'
Not visible/verified: Garage interior was not photographed; condition and finish level of garage could not be assessed. · Fourth bedroom described as flex space near garage entry was not clearly distinguishable among photographed bedrooms. · Sub-flooring and areas beneath new LVP/tile could not be verified for hidden damage. · Attic and crawlspace/foundation not visible in any photo.

297 Southwick Cove, Conway, 72034

MLS # 26020040 View all 31 photos & comments  Photos 31/31 ✓

Photo-only findings

LOW
Small wood-framed lean-to/pergola-style structure attached to the rear fence line, adjacent to the covered patio
An open wood-post structure with roof framing but no visible roof covering is attached to the fence near the patio in Photos 29-30. Purpose (pergola, wood storage, trellis) is unclear, and it has no corresponding structured field or remarks mention. Given its attachment to the fence, there is some ambiguity about whether it is fully within the subject's yard.
Source: Photo 29 / Photo 30

Review required

Confirm whether the home has an enclosed garage or only the 'Parking Pads/Two Car' concrete pad noted in structured fields — no garage door or garage interior photos were provided, and front elevation photos (1-3) show no garage door
Verify the purpose and ownership of the wood lean-to/pergola-style structure attached to the rear fence (Photos 29-30), as it is undocumented in remarks or structured fields

Detached outbuildings

HIGH
Freestanding metal storage shed with gambrel (barn-style) roof, approx. 8-10 ft wide, located in rear yard
Public remarks state 'a storage shed'; structured field lists 'Outside Storage Area'; Photo 31 shows a corrugated metal shed with a rusted gambrel roof and hinged door, clearly within the fenced yard.
Source: Public Remarks / Structured Field (Outside Storage Area) / Photo 31

Image quality issues

Photo 29-30 wood structure near fence is partially obscured by shadows and trees, making its exact purpose and construction difficult to confirm

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q4 / C3K: updatedB: updated

Quality: Original construction is consistent with a Q4 stock/builder-grade ranch: brick & frame combo exterior, composition shingle roof, vaulted living-room ceiling with a single decorative beam, crown molding and chair-rail wainscoting, and a brick-faced wood-burning fireplace. These are modest builder upgrades over base-grade construction but not custom-level millwork or complex rooflines, so quality is not elevated beyond Q4 despite later cosmetic updates.
Brick & Frame Combo exterior per structured field, confirmed in Photos 1-3 · Vaulted ceiling with single wood beam accent in living room, Photos 4-7 · Crown molding and chair-rail wainscoting throughout main living areas, Photos 4-12 · Brick fireplace surround with painted wood mantel, Photos 4-5, 7 · Bay window bump-out on front elevation, Photos 1-3 · Composition 3-tab shingle roof per structured field
Condition: The home presents as well maintained with several cosmetic updates layered onto original 1988 construction: new-looking luxury vinyl plank flooring throughout main living areas, an updated kitchen with granite-look counters, tin-style backsplash and stainless appliances, and an updated primary bath with granite-look vanity top and modern fixtures. The secondary/hall bath retains original 1980s-era tile work with a red accent band, indicating that updates were not uniform across the home. No signs of deferred maintenance, moisture staining, or structural distress were visible in the photos provided.
LVP flooring appears new/uniform throughout living room, kitchen, and hallways, Photos 4-11 · Kitchen features granite-look counters, tin backsplash, and stainless refrigerator/range/microwave/dishwasher, Photos 8-11 · Primary bath has granite-look vanity top, updated faucets, and a garden/jetted tub, Photos 21-23 · Hall bathroom retains original tile counter with red accent trim, dated pattern, Photo 26 · No visible cracking, staining, or deferred maintenance in any interior or exterior photo
Kitchen / baths: Kitchen: oak cabinetry appears original to the 1988 construction, but counters (granite/granite-look), tin backsplash, and stainless appliances have been added later — consistent with 'updated,' not remodeled or original quality upsizing. Primary bath: granite-look vanity top, modern fixtures, garden tub, and separate shower stall suggest updating; hall bath retains original tile work and is not updated. Overall bath status is reported as the dominant 'updated' condition from the primary bath, with a caveat that the secondary bath is dated.
Not visible/verified: 25 interior photos were reviewed, providing strong coverage, but no photos of garage/mechanical space beyond the water-heater closet were provided · Attic, roof structure, and crawlspace/foundation details could not be assessed from photos · Backyard is largely bare dirt/patchy grass — this reflects landscaping/yard condition, not structural condition, and was not scored

13 Sedgefield Drive, Conway, 72034

MLS # 26026134 View all 16 photos & comments  Photos 16/16 ✓

Photo-only findings

MEDIUM
Built-in wood wall shelving unit in a flex/storage room
Multi-tier wood shelving spans a full wall in what appears to be a bonus or storage room; not referenced in structured fields or remarks.
Source: Photo 11

Review required

Full exterior condition (roof, siding, garage, rear yard) could not be assessed due to lack of photos
Interior clutter and dim lighting limit certainty on cabinet, counter, and flooring condition in kitchen and bedrooms

Image quality issues

Only 1 exterior photo provided; no rear yard, garage, or roof close-up photos to verify exterior condition or confirm absence of a pool/outbuildings
Multiple interior photos (kitchen, bedrooms) are dim/low-light, limiting assessment of finish condition
Heavy clutter and personal belongings throughout most rooms obscure floor, wall, and cabinet surfaces

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q4 / C4K: not updatedB: not updated

Quality: Dwelling presents as a stock, builder-grade one-story brick ranch consistent with Q4. Original oak cabinetry, simple traditional millwork, standard brick fireplace surround (site-built, later painted), and a straightforward traditional floor plan indicate builder-grade original construction rather than custom or high-end finish work. No structural upgrades, custom cabinetry, or high-grade materials are evident.
Original oak kitchen cabinetry with standard overlay doors and builder-grade hardware (Photos 2-5) · Simple diagonal-set ceramic tile backsplash and laminate-appearing countertops typical of 1980s builder-grade kitchens (Photos 3-4) · Standard brick masonry fireplace with simple wood mantel, later painted (Photo 9) · Traditional one-story brick ranch massing with vaulted living room ceiling and single exposed wood beam - a common builder-era design touch, not custom architecture (Photos 7-8)
Condition: Interior finishes appear dated and largely original to the 1985 construction, consistent with C4 - functional but with clearly dated finishes throughout (cabinetry, laminate counters, bath fixtures, popcorn ceilings). Some appliances (gas range, microwave) appear newer, improving functional utility of the kitchen without altering its original condition classification. No signs of significant deferred maintenance, active water intrusion, or structural distress were observed in the photos provided, though heavy personal clutter and dim lighting throughout limit a complete assessment.
Original oak cabinetry showing wear/grime buildup above cabinets and dated finish (Photos 3-4) · Dated laminate/cultured-marble style bathroom vanity tops, pedestal sink, and builder-grade brass-tone fixtures (Photos 13, 15, 16) · Textured/popcorn ceilings visible in bedroom and hallway, consistent with original 1980s construction and no ceiling updates (Photos 10, 14) · Painted brick fireplace surround, a cosmetic update over original masonry (Photo 9) · Newer stainless gas range and over-range microwave installed within older cabinet run, indicating appliance-level updates only (Photos 3-4) · No visible water staining, structural cracking, or exposed subfloor observed in provided photos
Kitchen / baths: Kitchen retains original oak cabinetry, laminate-style counters, and tile backsplash with only newer appliances swapped in (gas range, microwave, refrigerator) - consistent with 'not updated' under UAD definitions. Bathrooms show original pedestal sink, double-vanity with cultured-marble-style top, fiberglass/tile shower enclosures, and a garden tub, all appearing original to construction with no modernization evident - consistent with 'not updated.'
Not visible/verified: Photos are heavily cluttered with personal belongings and pet items, which obscures full visibility of floors, walls, and cabinetry condition in several rooms · Several interior photos are dim/low-light (kitchen and bedroom shots), limiting confident assessment of finish condition and any wear/staining · No exterior rear-yard, garage interior, or roof close-up photos were provided, so exterior condition beyond the front elevation could not be verified · Public remarks phrase 'ready for your personal touch' suggests the seller/agent acknowledges a dated condition, supporting the C4 impression

867 Heather, Conway, 72034

MLS # 26027646 View all 47 photos & comments  Photos 47/47 ✓

Photo-only findings

MEDIUM
Covered brick breezeway/walkway connecting sections of the rear deck area
A roofed, brick-walled outdoor corridor connects two wings of the house over the deck; this specific covered breezeway structure is not called out in structured fields (which list only Deck and Porch) or in remarks.
Source: Photo 34
LOW
Fabric shade sail mounted between rooflines over the rear deck
A triangular shade sail is hardware-mounted between two roof eaves over the rear deck; this fixed shade structure is not mentioned in remarks or structured fields, though it may be considered a lighter-weight removable accessory rather than a permanent improvement.
Source: Photo 35, Photo 36

Review required

Clarify whether the structured 'Whirlpool/Hot Tub/Spa' field refers to a jetted tub, a separate spa/hot tub, or is simply describing the soaking tub shown in photos.
Confirm actual dimensions of the detached garage to verify the 'oversized' description in remarks.
Confirm ownership/boundary of the large open field visible beyond the rear fence line in aerial photos.

Detached outbuildings

HIGH
Detached two-car garage, described as 'oversized' with room for vehicles, storage, or a workshop
Structured fields list Garage, Two Car, Detached, Auto Door Opener, Side Entry; public remarks call it an 'oversized detached garage.' Photos 4, 37, 38 show a brick/vinyl-sided detached garage with a single wide door and a small built-in wood storage closet inside; footprint in photos appears to be a standard two-car garage rather than conspicuously oversized, which should be verified against actual dimensions.
Source: Structured Field / Public Remarks

Pools & site improvements

LOW
Whirlpool/Hot Tub/Spa checkbox (interior fixture)
Structured FEATURES list 'Whirlpool/Hot Tub/Spa' under INTERIORS, and public remarks reference a 'large soaking tub' in the primary suite. Photos 25 and 28 show a tile-surround garden/soaker tub with no visible jets or whirlpool controls, so this likely refers to the soaking tub rather than a true jetted whirlpool or a separate spa/hot tub; flagged as a possible field/photo mismatch.
Source: Structured Field / Public Remarks

Site & view

LOW
Rear yard backs toward a large open mowed field/greenspace beyond the fence line
Aerial photos show the fenced backyard adjoining a large open grassy area with visible sprinkler/irrigation lines, possibly a sports field, park, or adjacent undeveloped land; this is outside the subject's fence line and its ownership/use is unclear, but it may provide added openness/view value.
Source: Photo 5, Photo 44, Photo 45

Dated renovations

HIGH
Roof approximately 4 years old
Public remarks state: 'Updates include new carpet, a 4 yr old roof, and a whole-house water filtration system installed in 2023.'
Source: Public Remarks
HIGH
Whole-house water filtration system installed 2023
Public remarks state: 'a whole-house water filtration system installed in 2023.'
Source: Public Remarks

Contradictions

Structured field lists 'Whirlpool/Hot Tub/Spa' but bathroom photos (25, 28) show a plain soaking/garden tub with no visible jets, suggesting the field may simply be referencing the soaking tub described in remarks rather than a true whirlpool or separate spa.
Public remarks describe the detached garage as 'oversized,' but photos (4, 37, 38) show what appears to be a standard-dimension two-car garage; size should be confirmed against actual measurements.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q4 / C3K: not updatedB: not updated

Quality: Original construction is consistent with a Q4 production-built 1990 brick-and-vinyl traditional rancher: slab foundation, sheetrock walls/ceilings, vaulted great-room ceiling, standard window/door grade, and a single wood-burning brick fireplace. Decorative wrought-iron porch railings and an arched transom window add modest architectural interest above the plainest builder grade, but the overall design, materials, and millwork are consistent with stock/builder-grade construction meeting code rather than custom or semi-custom work.
Brick veneer combined with vinyl/metal lap siding on gable ends (Photos 1-4, 6) · Architectural shingle roof (Photo 1) · Vaulted ceilings with recessed can lighting in great room and foyer (Photos 8, 10-12) · Decorative wrought-iron porch railings and arched transom window over front door (Photos 1, 2, 6, 8, 9) · Original brick wood-burning fireplace with painted wood mantle (Photos 11, 12) · Original oak kitchen cabinetry and laminate/Formica countertops consistent with 1990 construction (Photos 15-19)
Condition: The dwelling presents as well-maintained with several recent refresh items (new laminate flooring in main living areas, new bedroom carpet, fresh neutral paint, a roof reported at 4 years old, and a 2023 whole-house water filtration system) that offset dated original kitchen and bath finishes. No signs of deferred maintenance, moisture staining, or structural distress are visible in the photos provided, consistent with a C3 impression overall, tempered by kitchen/bath finishes that remain original and dated.
Glossy laminate wood-look flooring throughout foyer, great room, dining, and hallway appears newly installed (Photos 8, 10-14, 21) · Carpet in bedrooms appears clean and unworn, consistent with stated 'new carpet' update (Photos 22-24, 29, 32-33) · Fresh, uniform neutral paint throughout interior (multiple photos) · Public remarks state roof is 4 years old · Public remarks state whole-house water filtration system installed 2023 · Kitchen cabinets and countertops show original oak finish and Formica counters with visible wear/age (Photos 15, 17-19) · No visible water staining, cracking, or exposed subfloor in any provided photo
Kitchen / baths: Kitchen retains original oak cabinetry and Formica/laminate countertops from the 1990 construction; stainless appliances appear newer but do not, on their own, constitute a full kitchen update per UAD standards, so the kitchen reads as not updated. The primary bath features an original tile-surround garden tub, separate fiberglass shower stall, and oak dual vanity with laminate top; the secondary bath shows an original oak vanity, laminate top, and tub/shower combo. Neither bath shows evidence of cabinet, counter, or fixture replacement, so both read as not updated despite the home's general cosmetic refresh.
Not visible/verified: Photo coverage of individual secondary bedrooms is limited/possibly overlapping (Photos 22-24, 29, 32-33); exact room-by-room condition for each of the 3 bedrooms cannot be fully distinguished · No close-up exterior roof photo is provided to visually corroborate the stated '4 yr old roof' · Attic, crawlspace/slab perimeter, and HVAC equipment condition cannot be assessed from listing photos · MLS photos are marketing photos taken in favorable light/staging; some wear or deferred items may not be visible

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