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305 Edgewood Dr 📄 Workfile PDF

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Cards Side-by-side Commentary Revise Manage comps

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

Condition

210 Rosewood Valley presents as the best-maintained property in the set, showing a comprehensive recent update cycle (fresh paint, new LVP flooring, quartz kitchen counters, modern bath tile/fixtures) with no visible deferred maintenance. 415 Hickory Hills Drive and 37 Lindulake Dr form a middle tier, each combining recent system replacements (roof/HVAC dates cited) with kitchen remodels and at least partial bath updates. 245 Memory Ln, 85 Confederate Woods Road, 1195 Pickthorne Road, and the subject (305 Edgewood Dr) cluster together as well-maintained homes with recent mechanical upkeep but original or only partially refreshed kitchens/baths — none show deferred maintenance, but none carry the fuller renovation scope seen in the middle tier.

Quality

210 Rosewood Valley leads modestly on design complexity (tray ceilings, custom built-in cabinetry, masonry outdoor fireplace, full brick on house and outbuilding). 85 Confederate Woods Road and the subject (305 Edgewood Dr) present similarly at a solid Q3 level, with well-finished but semi-custom detailing. 245 Memory Ln and 415 Hickory Hills Drive sit a step below, at the Q3-to-Q4 boundary, due to elements like standard tile counters or stock hollow-core doors moderating otherwise above-builder-grade design. 1195 Pickthorne Road and 37 Lindulake Dr anchor the lower end of the set, also at Q3-to-Q4 but with more builder-stock cabinetry and trim pulling them toward Q4. Overall the quality spread across the set is fairly narrow.

Versus subject

Against the subject (305 Edgewood Dr), most comparables read as similar in overall quality, reflecting a fairly homogeneous Q3-level set. 1195 Pickthorne Road and 37 Lindulake Dr trend slightly below the subject in quality due to more builder-stock cabinet/door elements pulling them toward Q4. On condition, 210 Rosewood Valley, 415 Hickory Hills Drive, and 37 Lindulake Dr show more complete renovation cycles (updated or remodeled kitchens and baths, stated recent system replacements) than the subject, whose kitchen received only a light refresh (countertops/hardware over original stock cabinetry) and whose baths remain unupdated from 2004 construction. 245 Memory Ln, 85 Confederate Woods Road, and 1195 Pickthorne Road track closely with the subject's condition profile — well-maintained but with limited or no kitchen/bath modernization.

245 Memory Ln — Q similarC similar Both present as well-finished Q3-level homes with similar architectural detailing; condition is comparable since both retain original, unmodernized kitchens/baths despite good upkeep.
415 Hickory Hills Drive — Q similarC superior Quality impressions are close, but this comparable shows a fuller renovation scope (remodeled kitchen, quartz counters, updated baths) versus the subject's lightly refreshed kitchen and unmodernized baths.
85 Confederate Woods Road — Q similarC similar Both are well-maintained Q3 homes with original, not-updated kitchens and baths, keeping the condition picture aligned with the subject.
1195 Pickthorne Road — Q inferiorC similar Design elements (standard doors, original builder cabinetry) place this comparable slightly below the subject's Q3 impression, while both share an updated kitchen over original cabinetry and unmodernized baths, keeping condition comparable.
37 Lindulake Dr — Q inferiorC superior Builder-grade cabinet boxes and simpler trim place this comparable a step below the subject in quality, while its updated primary/in-law baths and recently replaced roof and HVAC give it an edge in condition over the subject's unmodernized baths.
210 Rosewood Valley — Q similarC superior Quality is comparable at a well-finished Q3 level, but this comparable's fuller recent update package (new flooring, paint, quartz counters, modern bath tile/fixtures) reflects a more complete renovation than the subject's lighter kitchen refresh and unmodernized baths.

Notable gaps

The set is quality- and condition-homogeneous overall; no comparable sits a full internal-score step from the set's center on either scale.
1195 Pickthorne Road and 37 Lindulake Dr are the furthest toward the lower-quality end of the set (more builder-stock detailing), though still within a moderate range of the rest.
210 Rosewood Valley is the furthest toward the higher-condition end of the set given its comprehensive recent update scope, but the gap versus the rest of the set remains moderate rather than extreme.

Confidence notes

415 Hickory Hills Drive's assessment is MEDIUM confidence due to inconsistent bath update levels (primary vs. secondary) and no stated dates for major system replacements, so its condition edge over the subject should be treated as a moderate rather than definitive call.
1195 Pickthorne Road's assessment is MEDIUM confidence because bold accent-color paint in several rooms limited clear evaluation of wall/trim condition, and no roof or foundation close-ups were available.
37 Lindulake Dr's assessment is MEDIUM confidence given limited close-up photos of exterior materials and inability to confirm countertop material, tempering the strength of its condition-superior call.
The subject (305 Edgewood Dr) assessment itself is MEDIUM confidence due to color-cast lighting artifacts in later photos obscuring true finish detail in the kitchen and primary bath, and no interior views of the garage/shop were available, so subject-side comparisons carry some inherent uncertainty.
210 Rosewood Valley's assessment is HIGH confidence given extensive photo coverage, though the exact timing/scope of its bathroom updates is not explicitly stated in remarks.

Category	305 Edgewood Dr SUBJECT MLS # 26020910	245 Memory Ln MLS # 25007834	415 Hickory Hills Drive MLS # 25013848	85 Confederate Woods Road MLS # 25030563	1195 Pickthorne Road MLS # 25049088	37 Lindulake Dr MLS # 26008974	210 Rosewood Valley MLS # 26010688
Q/C impression beta	MEDIUM Q3 / C3K: updatedB: not updated	HIGH Q3-to-Q4 / C3K: not updatedB: not updated	MEDIUM Q3-to-Q4 / C3K: remodeledB: updated	HIGH Q3 / C3K: not updatedB: not updated	MEDIUM Q3-to-Q4 / C3K: updatedB: not updated	MEDIUM Q3-to-Q4 / C3K: updatedB: updated	HIGH Q3 / C2-to-C3K: updatedB: updated
Vs. subject beta	—	Q similarC similar Both present as well-finished Q3-level homes with similar architectural detailing; condition is comparable since both retain original, unmodernized kitchens/baths despite good upkeep.	Q similarC superior Quality impressions are close, but this comparable shows a fuller renovation scope (remodeled kitchen, quartz counters, updated baths) versus the subject's lightly refreshed kitchen and unmodernized baths.	Q similarC similar Both are well-maintained Q3 homes with original, not-updated kitchens and baths, keeping the condition picture aligned with the subject.	Q inferiorC similar Design elements (standard doors, original builder cabinetry) place this comparable slightly below the subject's Q3 impression, while both share an updated kitchen over original cabinetry and unmodernized baths, keeping condition comparable.	Q inferiorC superior Builder-grade cabinet boxes and simpler trim place this comparable a step below the subject in quality, while its updated primary/in-law baths and recently replaced roof and HVAC give it an edge in condition over the subject's unmodernized baths.	Q similarC superior Quality is comparable at a well-finished Q3 level, but this comparable's fuller recent update package (new flooring, paint, quartz counters, modern bath tile/fixtures) reflects a more complete renovation than the subject's lighter kitchen refresh and unmodernized baths.
Detached outbuildings	Detached brick shop Detached 3-car garage	Detached outbuilding with green shingle roof and white siding, separate from the main house and attached 3-car garage, located near the driveway loop	Detached shop/carport building	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	60x40 heated and cooled shop with a bathroom and kitchen (potential in-law quarters/apartment conversion per remarks) 20x40 RV carport with utilities	720 sq ft detached shop with safe room Possible small additional storage structure near the shop	Detached brick shop/outbuilding (currently fitted as a private gym)
Photo-only findings	Wet bar with sink and built-in beverage refrigerator in bonus/flex room Built-in bench and cabinetry at side entry (mud room-style built-in)	Wood pergola over rear deck/pool area	—	Possible small pond or standing water feature visible at the rear/side tree line in the aerial photo	Stone-clad fire feature/fire bowl column at poolside patio	Attached covered patio/pergola-style structure with metal roof, wood posts, and ceiling fan Wood rail fenced yard/paddock enclosure behind house	—
Pools & site improvements	—	Above ground pool with winter cover, set into a paver/deck surround at rear of home Wood pergola structure over rear deck/pool area	—	—	24x36 in-ground saltwater pool with 10x16 sun shelf Electric retractable sunshade awning over rear patio Iron fence enclosing pool and rear patio	—	Outdoor stone masonry fireplace with patio and flanking stone bench seating
Site & view	3.00-acre homesite	5.00-acre wooded, sloped lot providing privacy/setback from neighbors	Lake view Excess/usable acreage (4.86 acres)	0.91-acre lot (approx. 263' x 150') — larger than a typical subdivision lot, providing substantial usable yard and side-yard space Heavily wooded surrounding tree line providing privacy/screening from neighboring properties	2.25-acre corner lot, outside city limits, not in a subdivision	2.88 acres, wooded, private, sloped rural lot	Excess, level, cleared acreage (2.39 acres)
Dated renovations	—	Roof replaced 2017 Geothermal water furnace unit installed 2009 Water heater replaced 2024	—	New dishwasher & disposal, July '25 New roof & HVAC in 2022	—	New roof and gutters (2022) Trane HVAC system (2019)	—
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.	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.	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.	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.	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.	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.	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
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.	—	—

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