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Cards Side-by-side Commentary Revise Manage comps

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

Condition

All seven properties—412 N 3rd Street, 30 Echohawk, 974 Augusta Street, 18 Dale Court, 744 Grand Valley Loop, 514 Madeleine Circle, and the subject (563 Crepe Myrtle Loop)—present as essentially tied, all consistent with a like-new, no-deferred-maintenance impression befitting brand-new or barely-occupied construction with no wear visible in any photo set. There is no meaningful separation on condition across the group.

Quality

412 N 3rd Street, 974 Augusta Street, and 744 Grand Valley Loop present as a step above the rest of the set, driven by upgraded design elements such as exposed wood beams, craftsman trim/column detailing, subway tile, and more elaborate primary bath finishes (tiled walk-in showers, freestanding tubs). 18 Dale Court sits slightly below that group but still shows modest upgrades (quartz counters, tiled walk-in shower) over base builder grade. 30 Echohawk, 514 Madeleine Circle, and the subject cluster at the lower end of the range, presenting as more basic stock/builder-grade construction with simpler massing and standard trim, despite granite or quartz counters and tile surrounds. The overall spread is narrow, consistent with a fairly homogeneous new-construction comp set.

Versus subject

The subject (563 Crepe Myrtle Loop) presents at the lower end of the Q4 quality range, similar to 30 Echohawk and 514 Madeleine Circle, with simple traditional massing and brick/vinyl-metal siding elevated by granite counters and tiled bath surrounds. On condition, the subject is consistent with C2 like the entire comp set, though photos taken mid-construction (wrapped appliances, unfinished grading) leave some uncertainty about the fully completed state, similar to the caveats noted for 514 Madeleine Circle. 412 N 3rd Street, 974 Augusta Street, and 744 Grand Valley Loop show somewhat more upgraded quality finishes than the subject, while 18 Dale Court and 30 Echohawk read as closer in quality tier to the subject.

412 N 3rd Street — Q superiorC similar 412 N 3rd Street shows more elevated design detailing (vaulted/tray ceilings, craftsman trim and column details, tile fireplace surround) than the subject's simpler traditional massing, though both are anchored at a like-new condition level.
30 Echohawk — Q similarC similar 30 Echohawk sits at the same lower end of the Q4 quality range as the subject, with comparable builder-grade massing and finish selections, and both present as like-new construction.
974 Augusta Street — Q superiorC similar 974 Augusta Street shows additional upgraded elements (all-brick elevations, exposed wood beam accent, subway tile backsplash) beyond the subject's finish level, while both remain like-new in condition.
18 Dale Court — Q similarC similar 18 Dale Court's quartz counters and tiled shower place it close to the subject's finish tier, with only a marginal quality difference and matching like-new condition.
744 Grand Valley Loop — Q superiorC similar 744 Grand Valley Loop's primary bath (frameless glass shower, freestanding tub) and fireplace/accent-wall detailing exceed the subject's finish level, though its secondary bath is more basic and both properties are like-new in condition.
514 Madeleine Circle — Q similarC similar 514 Madeleine Circle matches the subject's Q4 tier and builder-grade massing, and both share similar caveats about incomplete site/construction details at time of photos while remaining anchored at like-new condition.

Notable gaps

No property in the set falls more than roughly one internal-score step from the group's center on either the quality or condition scale; the set is tight and homogeneous, being composed entirely of new or near-new construction.

Confidence notes

412 N 3rd Street, 514 Madeleine Circle, and the subject carry MEDIUM confidence due to caveats about incomplete construction-site documentation (vacant staging, active construction elements, or missing mechanical/exterior photos) at the time photos were taken.
30 Echohawk, 974 Augusta Street, 18 Dale Court, and 744 Grand Valley Loop carry HIGH confidence with more complete photo documentation, though all new-construction properties share the general caveat that photos are vacant/staged marketing images rather than occupied-use documentation.
Because condition anchors are uniformly C2 with several MEDIUM-confidence entries in the mix, condition comparisons are described as similar rather than asserting fine-grained distinctions the underlying evidence cannot support.

Category	563 Crepe Myrtle Loop SUBJECT MLS # 26032349	412 N 3rd Street MLS # 25026032	30 Echohawk MLS # 25049976	974 Augusta Street MLS # 26010449	18 Dale Court MLS # 26013187	744 Grand Valley Loop MLS # 26017391	514 Madeleine Circle MLS # 26017447
Q/C impression beta	MEDIUM Q4 / C2K: updatedB: updated	MEDIUM Q3-to-Q4 / C2K: updatedB: updated	HIGH Q4 / C2K: updatedB: updated	HIGH Q3-to-Q4 / C2K: updatedB: updated	HIGH Q4 / C2K: updatedB: updated	HIGH Q3-to-Q4 / C2K: updatedB: updated	MEDIUM Q4 / C2K: updatedB: updated
Vs. subject beta	—	Q superiorC similar 412 N 3rd Street shows more elevated design detailing (vaulted/tray ceilings, craftsman trim and column details, tile fireplace surround) than the subject's simpler traditional massing, though both are anchored at a like-new condition level.	Q similarC similar 30 Echohawk sits at the same lower end of the Q4 quality range as the subject, with comparable builder-grade massing and finish selections, and both present as like-new construction.	Q superiorC similar 974 Augusta Street shows additional upgraded elements (all-brick elevations, exposed wood beam accent, subway tile backsplash) beyond the subject's finish level, while both remain like-new in condition.	Q similarC similar 18 Dale Court's quartz counters and tiled shower place it close to the subject's finish tier, with only a marginal quality difference and matching like-new condition.	Q superiorC similar 744 Grand Valley Loop's primary bath (frameless glass shower, freestanding tub) and fireplace/accent-wall detailing exceed the subject's finish level, though its secondary bath is more basic and both properties are like-new in condition.	Q similarC similar 514 Madeleine Circle matches the subject's Q4 tier and builder-grade massing, and both share similar caveats about incomplete site/construction details at time of photos while remaining anchored at like-new condition.
Detached outbuildings	—	Small white structure visible in background beyond fence line	—	—	Small white outbuilding/shed visible at rear of lot, near fence line, in background of exterior photo	—	—
Photo-only findings	Primary bathroom has a separate garden soaking tub, separate walk-in tiled shower, and dual-sink vanity (rather than a single combined wet area)	—	Wall-mounted ductless mini-split unit in upstairs bonus room	—	Built-in mudroom bench with overhead cabinet near rear entry/laundry area	Mud room	—
Pools & site improvements	—	—	—	—	Covered back patio	—	—
Site & view	Distant high-voltage transmission tower/power line structure visible through two bedroom windows	—	Corner lot with no rear neighbors	Sloped, wooded/hillside-view lot with no rear neighbors High-voltage transmission tower and overhead power lines adjacent to/behind the property Nearby industrial/commercial building and dirt or gravel storage/staging area within view of the rear yard Elevated rear deck on tall posts due to significant grade drop at the rear of the home	Cul-de-sac lot location Rear portion of lot situated in a flood zone (dwelling itself is not in the flood zone; no flood insurance required) City-maintained drainage ditch at rear of property Neighbor's fence encroaching onto the property line Rear yard backs to a wooded/treed buffer	—	—
Dated renovations	—	—	—	—	—	—	—
Review required	Confirm construction completion status/certificate of occupancy - multiple photos show the home mid-construction (wrapped appliances, unfinished grading) Verify presence/condition of the patio listed in structured fields, as it is not visible in any supplied photo Clarify the distant transmission tower/power line structure visible in Photo 14 and Photo 15 - confirm whether it affects the subject site or is unrelated infrastructure on a neighboring parcel	Ambiguous ownership of a small outbuilding/shed visible in background of several photos (1, 25, 48) — may belong to a neighboring property rather than the subject; could not be confirmed given fence-line placement.	Owner/Agent Disclosure indicates the listing agent/broker has an ownership interest and the seller is the builder (Lafever & Co. Builders) - a related-party/builder sale; may warrant additional scrutiny for arm's-length comparability in the appraisal analysis. Ductless mini-split unit visible in bonus room (Photo 36) is not documented in structured HVAC fields or remarks; appraiser should confirm scope/purpose of this equipment. No photos provided of garage interior or attic space to confirm condition/finish level referenced in remarks (floored attic storage).	Approx Lot Dimensions and Approx Acreage are both recorded as 0.00, so actual usable lot size cannot be verified from structured data despite the sloped, view lot depicted in photos. No garage interior photos were provided to verify garage condition/finish. Fireplace discrepancy (structured 'None' vs. remarks/photos showing an electric fireplace) should be confirmed with the listing agent.	Confirm the nature and extent of the neighbor's fence encroachment mentioned in agent remarks — may affect usable lot area or require survey review. Verify whether any portion of the flood-zone area at the rear of the lot affects insurability, usable yard area, or future development potential, despite the dwelling itself being outside the flood zone. Clarify ownership of the small structure visible near the rear fence line (Photo 30) — may belong to an adjacent property rather than the subject. Approx. Acreage is listed as 0.00 in structured fields, which appears to be a data omission rather than an accurate lot size — recommend confirming actual lot size/dimensions via the referenced survey.	Confirm whether photographed finishes (quartz counters, tile primary bath, fireplace surround, siding/brick combination) match the actual as-built/as-sold configuration, given remarks noting the buyer could select finishes before sheetrock installation. Distant red metal building visible in aerial Photo 9 appears to be an unrelated community/school structure, not an accessory structure on the subject parcel — excluded from findings but noted for awareness given proximity in the aerial shot.	Agent remarks state 'Active Construction Site, Proceed with Caution' - confirm final completion status of grading, landscaping, and any remaining punch-list items at time of appraisal inspection, since exterior photos show an unfinished dirt yard and construction staging materials. Confirm the actual rear exterior structure (elevated wood deck vs. patio) and its dimensions/materials, since the structured field and photographic/floor-plan evidence differ. Confirm whether the home was fully completed and landscaped by the contract/closing date (6/4/2026-6/30/2026), given photos depict an earlier, incomplete construction stage.
Contradictions	—	—	—	Structured FIREPLACE field is listed as 'None,' but Public Remarks describe a 'cool electric fireplace that has changing fire colors' and Photos 5, 6, and 18 show a built-in electric fireplace insert in the living room wall - likely a plug-in/electric unit not captured by the structured fireplace field. Public Remarks emphasize a hillside view and 'no back yard neighbors,' but photos (1, 2, 25, 30-34) reveal a high-voltage transmission tower and a nearby industrial/gravel operation within view of the rear yard and deck, which are not mentioned in the remarks.	—	Public Remarks state 'Framing has just been completed' and describe the home as still open for finish selections, while all interior/exterior photos show a fully completed, finished, staged-empty home with flooring, cabinetry, fixtures, and paint installed — suggesting photos may represent the completed final product after the remarks were originally drafted, or could be representative builder photos rather than the specific unit's final finishes.	Structured field EXT. FEATURES lists 'Patio,' but exterior photos (3, 4, 5, 36) show a raised wood deck with stairs at the rear elevation rather than a ground-level patio; the floor plan (Photo 35) labels this same area 'Rear Porch' (13'-0" x 6'-4"). The structured 'Patio' designation may not accurately describe the built rear deck structure.

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