Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
The subject, 1780 Southern Hills, 3970 Gabrial Dr, and 1555 Hathaway Drive form the top tier, all presenting consistent with C3 — well-maintained homes with a mix of updated kitchens and/or baths and no deferred maintenance. 2310 Apple Blossom and 2150 Destin Drive sit a step below, both trending toward C3-to-C4; Apple Blossom's kitchen and bath finishes are original/not updated despite newer flooring, and Destin Drive's exterior looks well-kept but its condition call is weak given the single exterior-only photo. 3915 Gabrial Drive is the softest of the set — a new roof and fresh flooring help, but its untouched builder-grade kitchen and bath (original oak cabinetry, laminate counters, fiberglass tub) leave it trailing the rest.
Quality is essentially uniform across the set. The subject and every comparable read as stock, builder-grade production construction consistent with Q4 — brick veneer with vinyl accents, simple gable/hip rooflines, standard windows and doors, and stock cabinetry. No property shows custom millwork, upgraded structural complexity, or higher-grade materials that would separate it from the others; differences among these homes are driven almost entirely by condition/updates, not construction quality.
The subject is a 1999 builder-grade brick ranch consistent with Q4 quality and C3 condition, with an updated kitchen (granite counters, tile backsplash, stainless appliances) but original, not-updated bathrooms. Against this baseline, 1780 Southern Hills, 3970 Gabrial Dr, and 1555 Hathaway Drive all read as comparably maintained (C3) with similar Q4 construction, though each of those three shows at least one updated bathroom where the subject's remain original — a modest edge that doesn't clearly move their overall condition ahead of the subject's. 2310 Apple Blossom trails the subject somewhat, since its kitchen and bath finishes are original/not updated versus the subject's updated kitchen. 3915 Gabrial Drive trails the subject more clearly for the same reason, despite its newer roof and flooring. 2150 Destin Drive cannot be reliably compared given the lack of interior photos and low confidence in its assessment.
| Category | 1135 Mimosa Dr SUBJECT MLS # 26034947 | 3915 Gabrial Drive MLS # 25040637 | 1780 Southern Hills MLS # 25043551 | 3970 Gabrial Dr MLS # 26004557 | 2150 Destin Drive MLS # 26019066 | 1555 hathaway Drive MLS # 26026000 | 2310 Apple Blossom MLS # 26027675 |
|---|---|---|---|---|---|---|---|
| Q/C impression beta |
HIGH Q4 / C3K: updatedB: not updated | HIGH Q4 / C3-to-C4K: not updatedB: not updated | HIGH Q4 / C3K: updatedB: updated | HIGH Q4 / C3K: updatedB: updated | LOW Q4 / C3-to-C4K: not observedB: not observed | MEDIUM Q4 / C3K: updatedB: updated | MEDIUM Q4 / C3-to-C4K: not updatedB: not updated |
| Vs. subject beta |
— | Q similarC inferior Same Q4 builder-grade construction as the subject, but its kitchen and bath remain original/not updated (unlike the subject's updated kitchen), leaving overall condition a step behind despite a newer roof and flooring. | Q similarC similar Matches the subject's Q4 construction and C3-level overall condition; this comp's updated bathroom offsets the subject's not-updated baths, while both have an updated kitchen, netting out to a comparable overall condition. | Q similarC similar Same Q4 quality tier and C3 overall condition as the subject; this comp has updated baths where the subject's are original, but its kitchen finish level matches the subject's, keeping the overall condition comparable. | Q unclearC unclear Only a single exterior photo is available with no interior views, and confidence is LOW, so neither quality nor condition can be responsibly compared to the subject's observed interior finishes. | Q similarC similar Consistent Q4 builder-grade construction and C3 condition overall; this comp's updated bath is offset by the subject's updated kitchen, and confidence here is only MEDIUM, so the comparison is treated as comparable rather than a clear edge either way. | Q similarC inferior Same Q4 construction as the subject, but its kitchen and bath finishes are original and not updated, versus the subject's updated kitchen, giving the subject a modest edge in overall condition. |
| Detached outbuildings | Detached covered gazebo/deck structure in backyard with wood shingled roof, string lighting, and built-in bench/rail seating Small exterior storage closet/cabinet with double gray doors built into rear wall of house near back door Possible small shed structures visible in aerial photos at rear of property/beyond fence line | — | Detached storage building/shed (wood, gable roof, approx. small single-window shed with ramp entry) Possible second small outbuilding visible at rear of yard | Low brick building visible across the rear fence line, partially obscured by a wood fence and separate black metal fence | — | — | — |
| Photo-only findings | Small exterior storage closet/cabinet attached to house In-ground stone fire pit on patio | Wood privacy fence along rear/side yard | — | — | — | — | — |
| Pools & site improvements | In-ground stone/concrete fire pit on rear patio | — | Small brick-edged fire pit ring in rear yard | In-ground paver fire pit ring in backyard | — | Updated deck | — |
| Site & view | Direct access to Stone Dam Creek Trail from a cul-de-sac lot | — | Rear yard backs to mature trees/wooded buffer beyond the fence line | — | — | — | Large electrical transmission tower and multiple high-voltage power lines running directly along the rear property line Property located adjacent to neighborhood walking/hiking trail |
| Dated renovations | — | New roof | Roof approximately 3-4 years old Water heater installed 2022 | New A/C unit New water heater New roof New garage door | — | — | — |
| Review required | Confirm whether the freestanding gazebo/covered deck structure is a permitted, built structure and assess its age/condition, as it is a notable amenity not attached to the dwelling. Verify property boundary/fence line in aerial photos 48-49 to determine whether the small shed structures visible near the rear of the frame belong to the subject property or a neighboring lot. Garage interior and roof/HVAC condition were not visible in listing photos and should be confirmed via inspection. | Second full bathroom (per structured field: 2 full baths) is not shown in any photo; its condition/updates could not be assessed. Ownership of the wood privacy fence visible in rear-yard photos (19-20) could not be confirmed as belonging to the subject parcel. | Second structure visible beyond the rear fence in Photo 22 may belong to a neighboring property; ownership/boundary should be confirmed before crediting as a subject improvement Primary bathroom condition/finish level could not be verified due to insufficient direct photo coverage | Structure visible over the rear fence line in Photo 23 could not be confirmed as belonging to the subject property or a neighbor; recommend field verification. Garage interior and roof surface condition were not visible in provided photos despite being referenced in remarks (new garage door, new roof) — recommend confirming condition matches described updates. | Interior condition and kitchen/bath status could not be assessed due to zero interior photos — appraiser should verify via other means (prior listing photos, MLS history, or interior inspection). Rear/side yard not visible in any photo — any outbuildings, pool, or site improvements in those areas cannot be confirmed or ruled out from available material. | Rear exterior and the 'updated deck' referenced in public remarks are not shown in any photo and could not be verified. Second full bathroom is not included in the photo set; overall bath condition/status is based on a single bathroom photo. ROOF field is listed as 'Other (see remarks)' but no roof detail appears anywhere in public or agent remarks; roof age/material/condition is not verifiable from the materials provided. Photo 7 shows a dark mark on the bedroom carpet near the left wall that may indicate a stain; recommend in-person verification of carpet condition. | Discrepancy in house numbers visible across front exterior photos versus the listed subject address (2310 Apple Blossom) — verify photos correspond to the correct subject property. Transmission tower and high-voltage lines directly adjacent to the rear yard — confirm any easement, setback, or value impact. Second full bathroom not photographed; condition and updates status unknown. |
| Contradictions | Public Remarks describe 'the amazing, covered back deck' as part of the home's outdoor living space, but photos show this covered structure is actually a freestanding gazebo/deck combination located away from the house in the rear yard rather than an attached deck off the dwelling. | — | — | — | — | — | Front exterior photos show differing house numbers on the door/mailbox area (appears as '3110' in Photo 1 and '2510' in Photo 3), which do not match the listed address of 2310 Apple Blossom — possible photo mismatch or numbering legibility issue. |