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.

305 Edgewood Dr 📄 Workfile PDF

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305 Edgewood Dr, Cabot, 72023 SUBJECT

MLS # 26020910 View all 47 photos & comments  Photos 47/47 ✓

Photo-only findings

MEDIUM
Wet bar with sink and built-in beverage refrigerator in bonus/flex room
A built-in white cabinet run with granite counter, sink, wine rack cabinet, and a small black under-counter refrigerator is visible in a bonus room off the living area; not mentioned in structured fields or remarks.
Source: Photo 13
MEDIUM
Built-in bench and cabinetry at side entry (mud room-style built-in)
A wall of built-in cabinetry with glass-front uppers, closed lowers, and an integrated bench seat is visible near a side door; not called out in structured fields ('Laundry' room only) or remarks.
Source: Photo 37

Review required

No interior photos of the detached shop or 3-car garage were provided; condition, size, and construction quality of these outbuildings could not be verified beyond exterior massing.
Color-cast photos (41, 42-47) should be reviewed against additional/original-lighting images if available to confirm true finish colors and condition in the kitchen and primary bath.

Detached outbuildings

HIGH
Detached brick shop
Aerial photo shows a separate brick building with hip roof and an attached fabric/metal awning or carport, sited well back from the main house near the tree line, matching the 'detached brick shop' described in remarks.
Source: Structured Field (EXT. FEATURES: Shop, Outside Storage Area) / Public Remarks ('detached brick shop') / Photo 7
HIGH
Detached 3-car garage
Close-up exterior photos show a brick detached garage structure with multiple garage bays (appears to include a 2-door section and an adjoining 3rd bay) situated near the driveway, separate from the main house footprint, consistent with remarks pairing a shop and a 3-car garage.
Source: Structured Field (PARKING: Three Car, Auto Door Opener, Side Entry) / Public Remarks ('3-car garage') / Photos 32, 33

Site & view

HIGH
3.00-acre homesite
Listing and remarks confirm a 3-acre lot within the Woodmeade subdivision, notably larger than typical subdivision lots, described as 'hard-to-find' — a clear excess-acreage value driver; aerial/yard photos (7, 31) show expansive open lawn and tree-lined rear boundary.
Source: Structured Field (Approx Acreage: 3.00) / Public Remarks ('3 acres')

Image quality issues

Photos 41 and 42-47 show significant color-cast lighting artifacts (green, purple, and pink tints) that distort true wall, tile, and cabinet coloration, making fine condition/finish assessment unreliable in those frames.
Flooring material (listed as 'Wood' in structured fields) cannot be definitively confirmed as solid hardwood versus engineered/LVP from photos alone.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q3 / C3K: updatedB: not updated

Quality: Original construction (2004) shows design complexity and materials above typical builder grade: full brick exterior, extensive crown molding, decorative columns/arches, tray ceilings, built-in speakers, and a geothermal HVAC system. Kitchen cabinetry is stock raised-panel painted wood (not custom/slab), consistent with a well-finished but not custom-tier home. This supports a Q3 impression (well-finished, upgrades beyond builder grade) rather than Q2 (custom/high-end) or Q4 (stock/builder grade).
Full brick exterior with architectural shingle roof (Photo 1) · Decorative columns, arched openings, and layered crown molding throughout living areas (Photos 3, 11, 14, 15, 37) · Tray ceilings with recessed lighting in primary suite and living room (Photos 16, 20) · Built-in speakers noted in remarks; geothermal HVAC per structured fields · Stock painted raised-panel kitchen cabinetry with granite counters (Photos 2, 8, 9) · Tiled walk-in shower and garden tub with decorative tile insets in primary bath (Photos 4, 6, 40, 41)
Condition: Property appears well-maintained with fresh paint and an updated kitchen (refreshed counters/hardware per remarks). No visible deferred maintenance, staining, or structural issues in any photo. Some finishes (primary bath tile, cabinetry) appear original to the 2004 construction but in good condition, consistent with a C3 (well-maintained, some updates) impression.
Public remarks state fresh paint and 'exceptionally well-kept property' · Updated kitchen countertops/hardware per remarks (Photos 2, 8, 9, 34, 35) · No visible water staining, cracks, or exposed subfloor in any interior photo · Exterior brick, roof, and patio areas appear in good condition with no visible deferred maintenance (Photos 1, 29, 30) · Vacant/staged photos limit view of some areas (e.g., behind cabinetry, under sinks)
Kitchen / baths: Kitchen: stock painted cabinetry with granite counters, tile backsplash, stainless appliances, and an island — remarks describe it as 'updated' via refreshed countertops and hardware, so scored as updated condition on builder-era cabinet boxes. Primary bath: tiled garden tub, walk-in tiled shower, and two vanity areas — finishes appear original to 2004 construction with no remodel evidence, well-maintained but 'not updated.'
Not visible/verified: Structured fields list 'Wood' flooring, but photos show a uniform plank pattern that may be engineered wood or luxury vinyl plank rather than solid hardwood — could not confirm material from photos alone. · Several later-supplied photos (41, 42-47) show strong color-cast lighting artifacts (green/purple/pink tints) that obscure true wall and tile coloration and fine condition detail in the kitchen and primary bath. · No interior photos of the detached shop or 3-car garage were provided, so their condition and finish level could not be assessed. · House is shown fully vacant/staged in most photos; some areas (e.g., behind large built-ins) are not visible.

245 Memory Ln, Cabot, 72023

MLS # 25007834 View all 50 photos & comments  Photos 50/50 ✓

Photo-only findings

MEDIUM
Wood pergola over rear deck/pool area
Visible wood pergola structure attached to rear deck adjacent to the pool; no structured field or remark mentions a pergola specifically (only Patio, Deck, Porch are listed).
Source: Photo 37, 38, 40

Review required

Confirm the nature, size, and ownership of the detached green-roofed outbuilding visible near the driveway in aerial photos 35, 46, 48, and 49 - it is not explicitly described in remarks and could represent the 'Four Car or More' parking field or a separate storage/carport structure.
Verify whether the bonus storage room above the garage (referenced in public remarks and shown unfinished in Photo 43) is finished/conditioned space, as it appears to be unfinished attic storage rather than living area.

Detached outbuildings

MEDIUM
Detached outbuilding with green shingle roof and white siding, separate from the main house and attached 3-car garage, located near the driveway loop
Aerial images show a distinct roofed structure detached from the main house cluster, situated off the driveway; likely corresponds to the 'Four Car or More' parking structured field, but exact size/construction (open carport vs. enclosed barn) cannot be confirmed from aerial views alone. No remarks text describes this structure specifically.
Source: Photo 35, 46, 48, 49

Pools & site improvements

HIGH
Above ground pool with winter cover, set into a paver/deck surround at rear of home
Round above-ground pool visible with a fitted cover in rear-yard aerial and ground photos, adjacent to a wood deck and paver patio.
Source: Structured Field (Above Ground Pool); corroborated by Photo 37, 38, 40, 46, 47
MEDIUM
Wood pergola structure over rear deck/pool area
An open wood pergola frame is visible attached to the rear deck near the pool; not mentioned in structured fields (which list only Patio, Deck, Porch) or in remarks.
Source: Photo 37, 38, 40

Site & view

HIGH
5.00-acre wooded, sloped lot providing privacy/setback from neighbors
Aerial photos (1, 2, 45, 49) confirm the home is surrounded by mature woods with a long private driveway, consistent with the 5-acre wooded/sloped lot noted in structured data - a potential excess-acreage/privacy value driver relative to typical subdivision lots.
Source: Structured Field (Approx Acreage 5.00; Lot: Sloped, Wooded, Cleared, Down Slope)

Dated renovations

HIGH
Roof replaced 2017
Agent remarks state verbatim: 'Roof 2017'
Source: Agent Remarks
HIGH
Geothermal water furnace unit installed 2009
Agent remarks state verbatim: 'Geo thermal water furnace unit 2009'
Source: Agent Remarks
HIGH
Water heater replaced 2024
Agent remarks state verbatim: 'water heater 2024'
Source: Agent Remarks

Image quality issues

Aerial photos were taken in two different seasons (leaf-off winter vs. fully leafed-out spring/summer), which limits direct visual comparison of some site features like the detached outbuilding and pool area across photo sets.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q3-to-Q4 / C3K: not updatedB: not updated

Quality: The dwelling presents as a well-detailed builder/semi-custom home consistent with Q3-to-Q4: two-story great room with cathedral ceiling, clerestory windows, a full-height brick masonry fireplace chimney flanked by built-in bookcases, an open curved stair/balcony rail, crown molding and wainscoting throughout main living areas, and hardwood flooring in primary living spaces. These are above-basic-builder-grade design elements, but finishes such as tile kitchen counters/backsplash and simple painted stock-profile cabinetry, tile bath surrounds, and a standard vinyl/brick exterior keep it short of a true custom Q2 grade.
Two-story great room with cathedral ceiling and clerestory window band (Photos 16-22) · Full-height brick fireplace chimney with built-in flanking bookcases (Photos 16-19) · Curved staircase with wood balusters/handrail and open balcony overlook (Photos 3, 18-22) · Crown molding and wainscoting/chair rail in dining room and other main-level rooms (Photos 5, 6, 13) · Tile kitchen counters and tile backsplash, painted stock-profile cabinetry (Photos 8-12) · Architectural shingle roof and brick water-table skirting on exterior (Photos 1, 41, 44)
Condition: Consistent with C3 - the home appears well-maintained with no visible deferred maintenance, water staining, or structural distress in any photo. Public remarks state the home is 'meticulously maintained' and agent remarks note recent mechanical updates (roof 2017, water heater 2024, geothermal unit 2009), supporting good condition. However, kitchen and bathroom finishes (tile counters, original cabinetry, clawfoot tub, tile tub/shower surrounds) appear original to the 1995 construction and have not been modernized, which is typical of a well-kept but not recently renovated interior.
No visible water staining, cracking, or deferred maintenance in any interior or exterior photo · Agent remarks state Roof 2017, Geothermal water furnace unit 2009, Water heater 2024 · Kitchen retains original-appearing tile counters/backsplash and painted stock cabinetry (Photos 8-12) · Primary and secondary baths retain original tile wainscot, clawfoot tub, and builder-grade fixtures (Photos 25-26, 31-34) · Exterior siding, roof, and porch elements appear intact and well-kept in aerial and ground photos (Photos 1, 2, 35-44)
Kitchen / baths: Kitchen shows original-era tile countertops/backsplash and painted stock cabinetry with updated stainless appliances only; consistent with 'not updated.' Primary bath features a clawfoot soaking tub, separate tiled glass shower, and tile wainscot that appear original to construction; secondary bath has a standard tub/shower combo with dated tile - both consistent with 'not updated.' No indication of cabinet, counter, or fixture replacement beyond normal upkeep.
Not visible/verified: MLS photos are marketing images; true condition of unseen areas (attic mechanicals, crawl space, roof close-up) could not be verified beyond what agent remarks state. · Attic/bonus storage space above garage (Photo 43) is shown unfinished with exposed insulation and stacked materials - excluded from finished living area condition assessment. · Over 30 interior photos were provided, supporting HIGH confidence in the interior impression.

415 Hickory Hills Drive, Austin, 72007

MLS # 25013848 View all 49 photos & comments  Photos 49/49 ✓

Photo-only findings

none found — empty is a valid result

Review required

Agent Remarks reference 'associated Docs for Complete List of Improvements and SPD' which were not provided for review - underlying disclosure documents may contain additional dated renovation or condition information not captured here.
Storm shelter is present per Agent Remarks exclusions ('Storm Shelter... does not convey and will be removed') - confirm whether this site improvement remains or is removed prior to close, as it could affect site value if retained.
Two lots/two parcels are noted (Lot 7 and S part of Lot 5) with tax figures reflecting only the house parcel - confirm total acreage and parcel inclusion for adjustment purposes.
Deck areas show lattice skirting suggesting elevated/pier-supported construction on a sloped lot (Photos 2, 44) - verify this is consistent with the stated Slab foundation and does not indicate a crawlspace or additional foundation type not captured in structured fields.
Attic-level secondary bathroom (Photo 29) shows more dated fixtures than the remodeled kitchen/primary bath - recommend appraiser field verification of overall bath condition consistency.

Detached outbuildings

HIGH
Detached shop/carport building
Structured field lists 'Shop' under exterior features; Public Remarks state 'The outside Shop offers extra space for hobbies or equipment.' Photos 3 and 45 show a detached single-story building with wood siding and composition shingle roof matching the house, featuring an enclosed shop bay and an open-sided carport area currently holding an ATV and equipment. No stated square footage or full construction detail beyond visual.
Source: Structured Field (Shop) / Public Remarks / Photo 3, 45

Site & view

MEDIUM
Lake view
Structured field lists 'Lake View' under Lot features. Aerial photos 44 and 46-49 show a lake/pond bordering or near the parcel, visible from the rear of the home and grounds. Not documented as waterfront or with private access/dock, so treated as a view amenity rather than lakefront.
Source: Structured Field (Lake View) / Photo 44, 46-49
HIGH
Excess/usable acreage (4.86 acres)
Structured field confirms 4.86 acres (Lot 7 and S Part of Lot 5, two parcels per Agent Remarks). Public Remarks emphasize 'picturesque 4.86 Acres,' 'abundant wildlife & Room to Roam,' indicating usable excess acreage well beyond a typical subdivision lot, a likely site value driver.
Source: Structured Field (Approx Acreage 4.86) / Public Remarks

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q3-to-Q4 / C3K: remodeledB: updated

Quality: Original construction shows above-builder-grade design complexity: multiple gabled dormers, a full wraparound covered porch, vaulted great room ceiling with open loft, and a floor-to-ceiling stacked-stone fireplace (Photos 5-9, 25, 34). Structured fields note Cypress exterior siding and architectural shingle roof, both above-minimum materials. However, interior door/trim profiles visible in bedrooms (Photos 18, 26-27) appear standard hollow-core stock doors, moderating the overall impression toward the Q3/Q4 boundary rather than a full custom Q2/Q3 grade.
Floor-to-ceiling stacked stone fireplace with wood mantel (Photos 5-7, 34) · Full wraparound covered front porch with multiple gabled dormers (Photos 1-4) · Two-story vaulted great room with open loft/catwalk (Photos 8, 9, 25, 32) · Structured field: Cypress exterior siding, Architectural Shingle roof · Standard six-panel hollow interior doors in secondary rooms (Photos 18, 26, 27) suggest builder-stock elements
Condition: Public remarks state fresh paint and flooring throughout, new quartz counters (kitchen and primary bath), and new stairs/railing - all consistent with a recent update cycle with no stated dates. Photos show no visible deferred maintenance, cracking, staining, or wear; finishes appear fresh and well cared for, consistent with C3 (well-maintained, limited wear, some updates). Absence of stated roof/HVAC replacement dates and inability to view all mechanical areas prevents a stronger C2 call.
Public Remarks: 'New Fresh Updates to include New Paint & Flooring throughout, Quartz countertops (kitchen & Bath), new Stairs & Railing' · No visible water staining, cracking, or exposed subfloor in any provided photo · Deck and porch decking show natural weathering/graying typical of exterior wood exposed to elements (Photos 1, 2, 42, 43) but no structural deficiency visible
Kitchen / baths: Kitchen (Photos 13-16) shows painted shaker-style cabinetry, quartz counters, tile backsplash, stainless appliances, gas cooktop, and a large island - full-scope updates consistent with 'remodeled.' Primary bath (Photos 21-22) has a stacked-stone accent wall, dual vanity, and frameless glass shower - a significant upgrade also trending toward remodeled. A secondary/upper-level bath (Photo 29) shows a simple vessel sink and dated fixtures, appearing less updated. Given the mix, 'updated' is used as the dominant/holistic bath call, with the primary bath likely at remodeled level.
Not visible/verified: Photo count exceeds 8 interior images, supporting reasonable interior confidence, but rear/side house elevations and the shop building's interior are not shown, limiting full exterior and outbuilding condition assessment. · No stated dates for roof, HVAC, or water heater replacement; effective age cannot be precisely determined. · Secondary/attic-level bath (Photo 29) appears less updated than primary suite bath, creating some inconsistency in the 'updated' bath call.

85 Confederate Woods Road, Cabot, 72023

MLS # 25030563 View all 50 photos & comments  Photos 50/50 ✓

Photo-only findings

LOW
Possible small pond or standing water feature visible at the rear/side tree line in the aerial photo
A small blue-toned area resembling a pond or wet depression appears near the tree line at the bottom of the aerial photo; it is not mentioned in remarks or structured fields and its location relative to the subject parcel boundary is unclear — could belong to a neighboring property or be a drainage feature.
Source: Photo 2

Review required

Ambiguous small water feature visible in aerial Photo 2 near the tree line — confirm whether it lies within the subject parcel and its nature (pond, drainage, or neighboring feature).
Detached shop/garage's upper bonus room and storage level are largely obscured by belongings — an on-site inspection is recommended to confirm finish condition of this ADU-like space, which structured fields (ADU # of Baths: 1.0) indicate carries additional value.

Detached outbuildings

HIGH
Detached shop/garage building with approx. 420 sq ft of climate-controlled living space and a full bath above a 30' x 24' two-car garage, brick construction matching the main house, served by a separate 200' concrete driveway
Public Remarks describe the structure explicitly with dimensions and note both the garage and upstairs space are climate controlled; structured fields list 'Shop' under Exterior Features and 'ADU # of Baths: 1.0'; photos show the brick two-car garage building (Photo 4, 44), an interior storage/workshop level with staircase to the upper level (Photo 45, 46), and an upstairs bonus room with an attached bathroom (shower curtain, toilet, vanity visible in Photo 47, 48).
Source: Public Remarks; Structured Field (Shop; ADU # of Baths: 1.0); Photo 2, 4, 41, 44, 45, 46, 47, 48

Site & view

MEDIUM
0.91-acre lot (approx. 263' x 150') — larger than a typical subdivision lot, providing substantial usable yard and side-yard space
Aerial and rear-yard photos show a generously sized, partially wooded, fenced rear yard consistent with the above-average lot size for the subdivision.
Source: Structured Field (Approx Acreage 0.91; Lot Dimensions 263x150); Photo 2, 41, 43
LOW
Heavily wooded surrounding tree line providing privacy/screening from neighboring properties
Mature trees border most of the lot; this is a visual impression from aerial and ground photos and is not separately quantified in remarks or structured fields.
Source: Photo 1, 2, 41, 43

Dated renovations

HIGH
New dishwasher & disposal, July '25
Stated verbatim in Public Remarks: "New dishwasher & disposal, July 25."
Source: Public Remarks
HIGH
New roof & HVAC in 2022
Stated verbatim in Public Remarks: "new roof & HVAC in 2022."
Source: Public Remarks

Image quality issues

Detached shop/garage interior (Photo 45, 46) is heavily cluttered with stored personal property and equipment, limiting assessment of that structure's finish quality and condition.
Aerial photo (Photo 2) resolution is insufficient to definitively identify the small water feature near the tree line.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q3 / C3K: not updatedB: not updated

Quality: Original construction (2013) shows well-finished, semi-custom detailing consistent with Q3 — complex multi-gable roofline with cedar-shake gable accents, stacked-stone and brick veneer, wood-beamed ceilings, stacked-stone interior archways, custom carved-corbel wood range hood, and granite slab counters (per structured Kit Counter-Granite Slab field). These are upgrades beyond typical builder grade but the home is a production/semi-custom build rather than fully custom, so Q2 is not supported.
Complex multi-gable roof with cedar shake gable accent and stone/brick veneer exterior (Photo 1, 5) · Carved wood corbels and paneled wood hood surround over range (Photo 14, 15) · Wood-beamed vaulted ceilings and stacked-stone interior archways (Photo 3, 11, 20) · Granite slab counters throughout kitchen per structured field (Kit Counter-Granite Slab) · Built-in wine rack, glass-front cabinetry, double wall ovens, gas range (Photo 13, 16, 17) · Arched double front entry doors and stone-trimmed dormers (Photo 5, 6, 7)
Condition: Consistent with C3 — well-maintained with limited wear and no visible deferred maintenance. Remarks state a new roof and HVAC in 2022 and new dishwasher/disposal in July 2025, supporting good effective condition. No structural or moisture issues observed in available photos.
Interior finishes appear clean and well-kept with no visible wear in living, kitchen, and bath areas (Photo 3, 9, 12, 14) · Public Remarks state new roof & HVAC in 2022 · Public Remarks state new dishwasher & disposal, July 2025 · No visible water staining, cracking, or exposed subfloor in any photographed room
Kitchen / baths: Kitchen retains its original 2013 granite slab counters, custom wood range hood, and cabinetry with no evidence of remodel beyond a stated July 2025 dishwasher/disposal replacement — consistent with 'not updated' under UAD vocabulary despite high original quality. Baths (primary and secondary) similarly show original granite/travertine counters, tile flooring, and a jetted tub with double vanity in the primary, with no remodel noted in remarks or visible in photos — also 'not updated.'
Not visible/verified: Two secondary bathrooms are only partially or not clearly photographed, limiting full condition assessment of those spaces · Interior of the detached shop/garage and the bonus room above it are heavily obscured by stored belongings, limiting condition assessment there · Roof and HVAC actual condition cannot be visually verified beyond the remarks-stated 2022 replacement date · Not all closets, secondary hallway baths, and utility spaces are photographed

1195 Pickthorne Road, Cabot, 72023

MLS # 25049088 View all 50 photos & comments  Photos 50/50 ✓

Photo-only findings

MEDIUM
Stone-clad fire feature/fire bowl column at poolside patio
A built stone column with a fire bowl/planter feature is visible at the head of the pool patio in multiple photos. This built site improvement has no corresponding structured field or remarks mention and should be verified in person.
Source: Photos 9, 48, 49

Review required

Bedroom count discrepancy: remarks cite 4-5 bedrooms vs. structured field of 4 — confirm which rooms/spaces (including shop quarters) are being counted.
Verify whether the 60x40 shop's kitchen/bath area is being treated as an accessory dwelling unit or non-GLA outbuilding for valuation purposes, per remarks suggesting in-law quarters/apartment conversion potential.
Confirm origin/permanence of the poolside stone fire feature noted only in photos (Photos 9, 48, 49), as it is undocumented in remarks or structured fields.

Detached outbuildings

HIGH
60x40 heated and cooled shop with a bathroom and kitchen (potential in-law quarters/apartment conversion per remarks)
Public remarks describe a 60x40 heated/cooled shop not included in the home's square footage, with a bath and kitchen, easily converted to in-law quarters or a college apartment. Photos show a large detached building with multiple garage bays, an attached open carport with ceiling fans, an interior finished as a bar/lounge area with cabinets, sink, refrigerator, and microwave (kitchen), and a separate bathroom with urinal, toilet, vanity, and shower stall.
Source: Public Remarks; Structured Field (EXT. FEATURES: Shop); Photos 4, 6, 11, 12, 13, 14
HIGH
20x40 RV carport with utilities
Remarks specifically call out a 20x40 RV carport with utilities; aerial and ground-level photos show a red-roofed open carport structure adjacent to the shop building, sheltering a trailer/RV.
Source: Public Remarks; Structured Field (EXT. FEATURES: RV Parking); Photo 4 (red-roofed carport structure at right holding trailer/RV); aerial Photos 39-46

Pools & site improvements

HIGH
24x36 in-ground saltwater pool with 10x16 sun shelf
Remarks specify a 24x36 saltwater pool with a 10x16 sun shelf; photos confirm a large rectangular in-ground pool with a stepped/tanning-ledge entry area matching the sun shelf description.
Source: Public Remarks; Structured Field (EXT. FEATURES: Inground Pool); Photos 3, 8, 9, 47, 48, 49, 50
MEDIUM
Electric retractable sunshade awning over rear patio
Remarks mention a 'sunshade electric awning'; Photo 10 shows a striped retractable awning mounted along the rear roofline over the patio, consistent with this feature, though the electric motor/controls are not directly visible.
Source: Public Remarks; Photo 10
HIGH
Iron fence enclosing pool and rear patio
Structured fields list an iron fence; photos consistently show black metal fencing surrounding the pool and rear patio area, separate from the perimeter yard fencing.
Source: Structured Field (EXT. FEATURES: Iron Fence); Photos 5, 8, 9, 47, 48, 49, 50

Site & view

HIGH
2.25-acre corner lot, outside city limits, not in a subdivision
Structured fields and remarks confirm a 2.25-acre corner parcel outside city limits. Aerial photos show a large, open, two-road-frontage corner lot with substantial excess yard area beyond the home, pool, and outbuilding footprint — notably larger than a typical in-town residential lot.
Source: Structured Field (Approx Acreage 2.25; Corner Lot; Not in Subdivision; Inside City Limits: No); Public Remarks; aerial Photos 39-46

Contradictions

Public Remarks state the home has '4-5 Bedrooms' while the Structured Field for Bedrooms lists 4 — appraiser should confirm actual bedroom count, possibly related to the bonus room, office/study, or shop-based living quarters mentioned in remarks.

Image quality issues

Several main living areas are painted in strong saturated accent colors (orange, red, teal) that can visually distort perceived room finish and condition; on-site verification of true wall/trim/floor condition is recommended.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q3-to-Q4 / C3K: updatedB: not updated

Quality: The dwelling is a 1995-built two-story traditional (Cape Cod-influenced) home with architectural detailing beyond a bare-bones builder box: wraparound covered porch with columns, multiple dormers, arched transom windows, brick water-table skirting, tray ceilings and crown molding in several rooms, and a wood-burning prefab fireplace with tile/brick surround. These are builder-grade-plus details consistent with a well-finished tract/custom home, not a high-end custom build. Original kitchen cabinetry (arched raised-panel boxes) and original bath cabinetry/tile appear to be standard-grade builder stock. Overall this reads as upper-end Q4 bordering on Q3.
Covered wraparound porch with tapered columns and arched transom windows (Photos 1, 2, 7) · Tray ceilings, crown molding, and built-in mantel/fireplace surround in living areas (Photos 16-19) · Brick water-table exterior accent over vinyl/metal siding (Photos 1, 2, 5) · Original arched raised-panel cabinet boxes in kitchen and baths, a builder-grade profile (Photos 23, 24, 26, 32, 35)
Condition: The home appears well-maintained with no visible deferred maintenance, structural issues, or moisture staining in any photo. Some finish updates are evident (granite-look counters and tumbled-stone backsplash in kitchen, stained/polished concrete flooring in living/dining areas) layered onto original 1995 bones, consistent with an updated C3. Bathrooms show original tile, vanities, and fixtures with only fresh paint/decor, consistent with C3-to-C4 (dated but functional, well cared for). Exterior landscaping, porch, and roofline all appear in good condition with no wear issues visible.
Granite-look slab countertops and stone tile backsplash added to original white cabinet boxes in kitchen (Photos 23, 24, 26) · Stained/polished concrete flooring in living, dining and office areas, a finish upgrade over original builder flooring (Photos 15-21) · No visible cracking, staining, or deferred maintenance on exterior siding, roofline, or foundation in any photo (Photos 1, 2, 5, 6) · Original-appearing tile, white cabinetry, and fixtures in secondary/primary baths with no evidence of remodeling (Photos 14, 32, 33, 35, 36)
Kitchen / baths: Kitchen shows a condition-level update (granite-look counters, tumbled-stone backsplash) over original builder cabinetry and dated white appliances — call it 'updated' rather than 'remodeled.' Baths (primary garden tub/shower combo, hall bath, powder bath, and shop half-bath) show original fixtures, cabinetry, and tile with no modernization evident — 'not updated' is the dominant condition, though secondary powder room finishes could not be fully confirmed.
Not visible/verified: Several rooms are painted in bold, saturated accent colors (orange, red, teal) that make it difficult to assess wall/trim condition and true finish quality from photos alone. · No close-up photos of roof shingles, gutters, or foundation exterior were provided to confirm condition beyond general appearance. · The detached shop's interior finish (paint, flooring, fixtures) appears utilitarian/converted and was not evaluated as part of the primary dwelling's quality/condition rating. · Kitchen appliance condition (white, older-style Whirlpool units) suggests they were not part of the counter/backsplash update; this could not be fully confirmed as to age.

37 Lindulake Dr, Cabot, 72023

MLS # 26008974 View all 50 photos & comments  Photos 50/50 ✓

Photo-only findings

MEDIUM
Attached covered patio/pergola-style structure with metal roof, wood posts, and ceiling fan
Substantial covered outdoor living structure attached to the rear of the home, not called out in structured fields or remarks beyond general mention of 'outside' amenities.
Source: Photo 41
MEDIUM
Wood rail fenced yard/paddock enclosure behind house
A wood rail fence encloses a portion of the rear yard, visible in ground-level and aerial photos; no corresponding structured field or remarks mention of fencing.
Source: Photos 43, 44, 47

Review required

Confirm the nature of the small structure near the detached shop in Photo 42 (storage shed vs. utility box vs. neighbor's item).
Confirm whether the wood rail fenced enclosure behind the house is a paddock, dog yard, or general property boundary fencing.
Verify current condition/finish level of the secondary (non-primary) full bathroom, which appears less updated than the primary and in-law-quarters baths.

Detached outbuildings

HIGH
720 sq ft detached shop with safe room
Remarks state a '720 sq ft shop with safe room, perfect for storage, hobbies, or workspace.' Matches the large gray metal outbuilding with garage door visible in Photos 42, 45-48 (aerial).
Source: Public Remarks
LOW
Possible small additional storage structure near the shop
A small tan/olive rectangular structure is visible near the picnic table beside the main shop; could be a small storage shed, generator enclosure, or utility box. Not mentioned in remarks or structured fields — flagged for review.
Source: Photo 42

Site & view

HIGH
2.88 acres, wooded, private, sloped rural lot
Acreage confirmed by survey per structured data and echoed in remarks; aerial photos (45-50) show a heavily wooded, private setting distinct from typical subdivision lots.
Source: Structured Field (Approx Acreage 2.88, Lot: Sloped/Rural Property/Wooded); Public Remarks ('2.88 private acres', 'wooded surroundings')

Dated renovations

HIGH
New roof and gutters (2022)
"Recent updates include a new roof and gutters (2022)"
Source: Public Remarks
HIGH
Trane HVAC system (2019)
"Trane HVAC system (2019)"
Source: Public Remarks

Image quality issues

No close-up photos of exterior roofing, siding, or brick condition beyond wide establishing shots.
No interior photos of the detached shop provided.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q3-to-Q4 / C3K: updatedB: updated

Quality: Original construction consistent with a well-finished builder-grade home: brick & frame combo exterior, architectural shingle roof, crown molding throughout the main living areas, custom built-in bookcase millwork under the stairs, and a vaulted upstairs bonus/bedroom addition. Design complexity and materials place this above a base-grade tract house but short of custom/high-end work, consistent with Q3-to-Q4.
Crown molding present in nearly all main-level rooms (Photos 2-13) · Custom built-in bookcase/millwork under staircase (Photo 2) · Brick & Frame Combo exterior with architectural shingle roof (Structured Field; Photo 1) · Vaulted ceiling and dormer windows in upstairs bonus room addition (Photos 29-32, 44) · Standard builder-grade raised-panel kitchen cabinet boxes, later repainted (Photos 8-12)
Condition: Well-maintained home with recently replaced major systems (roof/gutters 2022, HVAC 2019 per remarks) and updated kitchen finishes; some original secondary-bath finishes remain dated but functional. No visible deferred maintenance or safety issues observed in photos, consistent with C3.
Public Remarks state new roof and gutters (2022) and Trane HVAC system (2019) · Granite kitchen countertops and updated appliances per remarks and Photos 8-12 · Primary and in-law-quarters bathroom vanities show newer solid-surface/quartz-look counters and updated fixtures (Photos 19-21, 39) · Secondary hall bathroom retains original-appearing painted cabinets and older-style counter (Photo 25) · No visible water staining, cracking, or structural distress in any interior photo
Kitchen / baths: Kitchen shows granite counters and updated stainless appliances layered onto original builder-grade cabinet boxes (repainted) — consistent with 'updated,' not remodeled. Bathrooms are mixed: primary and in-law-quarters baths appear updated with newer counters/fixtures, while the secondary hall bath retains original-era painted cabinets and counter, suggesting it has not been updated to the same degree.
Not visible/verified: Could not inspect interior of the detached shop/safe room to assess its finish or condition. · Cannot verify countertop materials (granite vs. engineered stone) with certainty from photos alone. · Secondary hall bathroom finishes could not be closely examined for wear or age. · Fewer close-up/detail photos of exterior brick, roofing, and siding condition limit certainty on exterior condition rating.

210 Rosewood Valley, Cabot, 72023

MLS # 26010688 View all 44 photos & comments  Photos 44/44 ✓

Photo-only findings

none found — empty is a valid result

Review required

Small round object visible in aerial photos between the house and detached shop (Photos 40-44) could not be identified with confidence and should be field-verified
A red shed-type structure visible in aerial photos (Photos 38, 43-44) appears to sit outside the yellow subject-parcel boundary line and is likely on an adjacent property; boundary should be confirmed before excluding

Detached outbuildings

HIGH
Detached brick shop/outbuilding (currently fitted as a private gym)
Brick-clad detached structure with its own garage door and side entry door, architecturally matched to the main house, situated to the right of the driveway (Photo 1-3). Currently outfitted with weight racks, treadmill, and gym flooring per interior photos. Public remarks: 'separate shop building that serves as a stylish private gym currently.' Agent remarks: 'All of gym equipment and flooring in shop does not convey.'
Source: Structured Field (EXT. FEATURES: Shop); Public Remarks; Agent Remarks; Photo 2, Photo 3, Photo 32, Photo 34, Photo 35

Pools & site improvements

HIGH
Outdoor stone masonry fireplace with patio and flanking stone bench seating
Large stone-clad fireplace structure with metal chimney cap, flanked by built-in stone bench seating on a concrete patio pad in the rear yard. Structured field lists 'Outdoor Fireplace' under FIREPLACE; public remarks reference 'outside fireplace.'
Source: Structured Field (FIREPLACE: Outdoor Fireplace); Public Remarks; Photo 36

Site & view

HIGH
Excess, level, cleared acreage (2.39 acres)
Structured data confirms 2.39 acres with Level/Cleared lot characteristics. Public remarks describe 'an expansive, level, 2.39-acre lot.' Aerial photos show a substantially larger, more open cleared yard than immediately adjacent parcels, consistent with an above-typical site size for the subdivision.
Source: Structured Field (Approx Acreage 2.39; LOT: Level, Cleared); Public Remarks; Photo 1, Photo 38, Photo 40-44

Image quality issues

Aerial photos (38-44) have limited resolution to positively identify small structures/objects near or beyond the property boundary line
A round dark object visible between the house and shop in aerial photos (Photos 40-44) cannot be definitively identified (possibly a propane tank or utility cover) due to distance and angle

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q3 / C2-to-C3K: updatedB: updated

Quality: Original construction reflects well-finished design well beyond typical builder grade: tray ceilings, extensive crown molding, arched transom windows, custom built-in cabinetry in the office, full masonry brick exterior extended to the detached outbuilding, architectural shingle roof, and a substantial stone masonry outdoor fireplace. Kitchen cabinetry itself is a stock arched-panel design (now painted), which is more builder-grade in form even though countertops/backsplash were later upgraded. Holistically this supports a Q3 impression, with the caveat that the kitchen cabinet boxes are closer to Q4 stock construction beneath the updated finishes.
Tray ceiling and paneled accent wall in primary bedroom (Photo 22-23) · Custom built-in shelving/desk in office (Photo 5-6) · Arched transom windows and high ceilings at entry (Photo 4-5) · Brick exterior on main house and matching detached shop/outbuilding (Photo 1-3) · Stone masonry outdoor fireplace structure (Photo 36) · Arched-panel stock-style kitchen cabinetry, painted (Photo 16, 18-20)
Condition: Interior presents as very well maintained with no visible deferred maintenance, staged with recently updated finishes (paint, light fixtures, LVP flooring, kitchen quartz counters per remarks). No cracks, staining, or soundness issues observed in any photo. Bathrooms show modern tile and fixtures, though it is not explicitly confirmed in remarks whether the primary/secondary bath finishes were part of the same recent update push or are original-quality builder finishes that have simply aged well. Overall this is consistent with a C2-to-C3 impression.
Public remarks: 'recent updates...light fixtures throughout, gas fireplace, LVP flooring, paint and quartz kitchen countertops' · No visible cracking, staining, or deferred maintenance in any interior or exterior photo · Kitchen backsplash, counters, and hardware appear new/current (Photo 15-20) · Primary bath features contemporary matte-black fixtures and herringbone tile accent wall (Photo 24-26), condition/age of update not explicitly stated in remarks
Kitchen / baths: Kitchen: original stock arched-panel cabinet boxes with a stated recent quartz countertop and backsplash update (no cabinet replacement) - classified as 'updated.' Baths: modern-looking tile, quartz-look counters, and matte-black fixtures throughout; no explicit remodel/update date given in remarks, but finishes appear current and well-kept - classified as 'updated' with some uncertainty as to whether this reflects original higher-grade builder finish versus a discrete update.
Not visible/verified: Photo coverage is extensive (44 photos, >8 interior rooms including kitchen, baths, bedrooms, office, laundry, bonus room, and gym) supporting a HIGH confidence interior impression · Could not verify roof condition up close or attic/mechanical areas · Staging furniture/decor in several rooms may obscure some flooring or wall condition detail · Timing/scope of bathroom finish updates is not explicitly stated in remarks, creating some uncertainty in the 'updated' bath classification

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