Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
The subject, 1115 Nix Road, and 67 Copper Circle all present as essentially new, unoccupied or just-completed construction with no visible wear, staining, or deferred maintenance, consistent with a C2 read. 7 Copper Circle, while clearly well cared for with no deferred maintenance, is a modest step behind — it is original 2020 construction with finishes that read as lightly lived-in rather than brand-new, landing it at C3.
The subject sits at the top of a fairly tight cluster, with full-brick elevations, a coffered/millwork entry ceiling, a custom furniture-style range hood, and a frameless-glass primary shower supporting a solid Q3 read. 7 Copper Circle, 1115 Nix Road, and 67 Copper Circle all cluster just behind at the Q3-to-Q4 boundary — each shows above-builder-grade kitchen and bath finishes (quartz/granite counters, oversized islands, tiled walk-in showers, freestanding tubs) but on production-subdivision massing and detailing. The spread among these three comps is narrow and likely reflects normal listing-photo variation rather than a true quality hierarchy.
None of the three comparables deviates sharply from the subject on either scale. On quality, all three sit slightly below the subject's Q3 read but within the range treated as materially similar given how tightly the comp set clusters. On condition, 1115 Nix Road and 67 Copper Circle match the subject's like-new, no-wear presentation; 7 Copper Circle is the only comp showing any separation, being a well-maintained but original-finish 2020 build rather than fresh/new construction, which nudges it toward a slightly inferior condition call relative to the subject.
| Category | 59 Copper Circle SUBJECT MLS # 26029182 | 1115 Nix Road MLS # 26021215 | 67 Copper Circle MLS # 26027251 | 7 Copper Circle MLS # 26035393 |
|---|---|---|---|---|
| Q/C impression beta |
HIGH Q3 / C2K: updatedB: updated | HIGH Q3-to-Q4 / C2K: updatedB: updated | MEDIUM Q3-to-Q4 / C2K: updatedB: updated | HIGH Q3-to-Q4 / C3K: not updatedB: not updated |
| Vs. subject beta |
— | Q similarC similar 1115 Nix Road's granite/quartz counters and freestanding tub place it at the same Q3-to-Q4 production-home tier as the subject, with only a marginal quality gap; both present as unoccupied new construction with no visible wear. | Q similarC similar 67 Copper Circle's upgraded kitchen (custom hood, built-in wall ovens) keeps it close to the subject's quality tier despite a slightly larger gap; condition reads similarly move-in-ready, though the MEDIUM-confidence virtual-staging disclosure and an unfinished-looking rear slope add some uncertainty to this call. | Q similarC inferior 7 Copper Circle's built-in millwork and kitchen island keep its quality close to the subject's, but as a ~5-6 year old home with original, lightly-lived-in finishes rather than brand-new construction, its condition is a step below the subject's like-new presentation. |
| Detached outbuildings | — | — | — | — |
| Photo-only findings | — | Deck structure visible in background of rear covered-porch photo | — | Retractable exterior sunshade/roller screen mounted to covered patio ceiling |
| Pools & site improvements | — | — | — | — |
| Site & view | 40-foot greenbelt/wooded buffer directly behind the property providing added privacy | — | — | — |
| Dated renovations | — | — | — | — |
| Review required | Garage interior condition and finish level could not be verified due to lack of photos. Attic and mechanical system (HVAC, water heater) condition could not be assessed from available photos. | Confirm whether the deck visible in the background of Photo 17 belongs to the subject property or a neighboring lot before including it in any grid adjustment. Verify final completion status/punch-list items at time of appraisal inspection, as listing indicates 'Completed Uninhabited' new construction with builder customizations still noted as available in remarks. | Rear yard slope area (Photo 32) shows exposed rock/gravel and thin grass, suggesting site grading, drainage swale, or retaining feature that may not be fully finished — appraiser should confirm final site condition prior to closing. Virtual staging was used per public remarks; appraiser should confirm actual as-built condition of staged rooms via a physical inspection or additional unstaged photos before relying on marketing images for condition conclusions. | — |
| Contradictions | — | — | Structured field 'Construction Details: Completed Uninhabited' and vacant-room photos (13,14,17,18,19,28) appear inconsistent with furnished-looking kitchen/living/bedroom photos (3,4,5,6,7); this is explained by the public remarks disclosure that virtual staging was used, but the specific staged rooms are not identified. | — |