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.

18 Turnberry Dr 📄 Workfile PDF

API usage this job: ~$2.67
This page expires Oct 05, 2026 — download the workfile PDF for the permanent record.
⚠ Subject photos extracted at low resolution (median 532px wide) — quality/condition impressions may be less reliable. A higher-resolution photo-pages export would improve them.
✏️ Revised with appraiser commentary Sep 21, 2026 09:24 — subject re-analyzed with new inspection photos. Revise again
Cards Side-by-side Commentary ReviseManage comps

18 Turnberry Drive, Cabot, 72023 SUBJECT REVISED

MLS # 26035052 Inspection photos   View all 38 photos & comments  Photos 38/38 ✓

Photo-only findings

HIGH
Wood pergola over rear patio
A substantial attached wood pergola structure spans the rear patio, visible clearly in both the MLS photo and the appraiser's own inspection photo. It is not mentioned in structured fields (which list only Deck, Porch, Guttering) or in any remarks, and does not appear in Appraiser Comments.
Source: Photo 35; Inspection Photo 2

Review required

Confirm actual age/condition of roof covering directly if possible, since only remarks/appraiser statements (not detailed roof photos) support the 2022 replacement date.
Verify whether the rear structure described as a 'deck' in remarks is in fact the brick patio/pergola shown in photos, or if a separate deck exists elsewhere on the property.

Site & view

HIGH
Golf course frontage/view (17th hole of Greystone Golf Course)
Structured field lists 'Golf Course Frontage' under LOT; Public Remarks describe 'beautiful views of the 17th hole'; corroborated by Inspection Photo 9 showing open fairway/tree-lined golf course view directly behind the property. This is a value-relevant site/view driver.
Source: Structured Field

Dated renovations

HIGH
New roof in 2022
Appraiser Comments state 'New roof in 2022' verbatim; Public Remarks independently state the same. Roof appears intact and uniform in both MLS Photo 1-3 and Inspection Photo 1, 4-5, supporting the stated replacement date for effective age purposes.
Source: Appraiser Comments (corroborated by Public Remarks: 'new roof installed in 2022')

Contradictions

Structured Fields (EXT. FEATURES: Deck) and Public Remarks ('spacious deck overlooking the golf course') describe a deck, but Photo 35 and Inspection Photo 2 show a brick paver patio with a pergola structure at the rear, not a raised wood deck — the documented feature type may not match what is actually built.

Image quality issues

No close-up or ground-level roof photos are available in either photo set to independently verify shingle condition/material beyond the stated 2022 replacement date.
Attic photo (Inspection Photo 6) is dim and cluttered with stored items, limiting ability to assess insulation or structural condition.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings HIGH  Q4 / C3K: updatedB: updated

Quality: Original construction is a 1996 brick-veneer one-story builder home with architectural shingle roof, vaulted ceilings, decorative columns, built-in shelving, and a detailed brick fireplace surround. These are stock/production-grade materials and design elements consistent with a well-appointed builder-grade home rather than custom construction — original kitchen cabinetry is oak stock, and bath tub/shower surrounds appear to be original fiberglass/cultured-marble units. Later cosmetic layering (counters, backsplash, fixtures) does not raise the underlying construction quality.
Brick veneer exterior, architectural shingle roof (Structured Fields; Photo 1-3) · Vaulted ceilings with skylights and decorative round columns in living/dining area (Photo 4-8; Inspection Photo 10-11) · Built-in shelving unit in living room (Photo 5, 7) · Detailed brick fireplace surround with wood mantel (Photo 6, 8; Inspection Photo 10) · Original oak stock kitchen cabinetry (Photo 9-12; Inspection Photo 12) · Cultured-marble/fiberglass corner whirlpool tub surround, likely original to construction (Photo 21; Inspection Photo 16)
Condition: The home presents as well-maintained with several cosmetic updates layered onto original builder-grade construction: newer laminate wood-look flooring in main living areas, tile backsplash and repainted/replaced bath vanities, updated light fixtures, and a new roof (2022, per appraiser comments and public remarks). No deferred maintenance, staining, or structural issues are visible in either photo set. This supports a condition rating better than the home's original finish level would suggest on its own.
New roof installed 2022 (Public Remarks; Appraiser Comments; roof appears intact/uniform in Inspection Photo 4-5) · Subway tile kitchen backsplash and quartz/laminate-look counters added over original oak cabinets (Photo 9-12) · Repainted/replaced bathroom vanities with updated hardware and hex-tile backsplash (Photo 19-20, 29) · Newer wood-look laminate flooring throughout main living areas (Photo 4-8; Inspection Photo 10-11, 15, 17) · No visible water staining, cracking, or deferred maintenance in any inspection or MLS photo
Kitchen / baths: Kitchen retains original oak stock cabinetry (structural/design unchanged) but has updated counters, tile backsplash, and hardware — consistent with UAD 'updated,' not remodeled. Bathrooms show similar treatment: original tub/shower surrounds paired with updated vanities, countertops, and light fixtures — dominant bath condition is 'updated.'
Not visible/verified: MLS photos are staged marketing images and may not show all wear or flaws; inspection photos provide better ground truth for current condition · Attic (Inspection Photo 6) shows storage clutter; insulation depth/condition not clearly assessable · No close-up roof shingle photos available to independently verify roofing material/condition beyond the stated 2022 replacement · Exact age/condition of kitchen appliances (white GE/Whirlpool suite) cannot be determined from photos alone

17 Turnberry Drive, Cabot, 72023

MLS # 25037902 View all 41 photos & comments  Photos 41/41 ✓

Photo-only findings

none found — empty is a valid result

Review required

Aerial photos (37, 39) suggest a swimming pool on a neighboring lot; parcel boundaries are not clearly delineated, so its association with the subject property cannot be confirmed with certainty.
Secondary/hall bathroom (Photo 19) shows materially more dated fixtures than the primary suite; recommend on-site verification of condition consistency across all three full baths.

Detached outbuildings

HIGH
Small detached resin/plastic storage shed on rear patio
A dark gray-blue resin storage cabinet/shed sits on the concrete rear patio against the brick exterior wall, alongside a ladder and yard tools; not referenced in structured fields or remarks. Also visible in Photos 35 and 36.
Source: Photo 34

Pools & site improvements

LOW
Swimming pool visible in aerial view, appears to be on an adjoining/neighboring lot
A pool is visible at the top of the aerial frame on what appears to be a separate, adjoining property across a treeline from the subject home; cannot confirm this pool is on the subject parcel. Also visible in Photo 39. Not referenced in subject's structured fields (Area Amenities 'Swimming Pool(s)' appears to describe a community amenity, not a private pool on this parcel).
Source: Photo 37

Site & view

HIGH
Corner lot within Greystone subdivision
LOT: Corner Lot, In Subdivision
Source: Structured Field
HIGH
Mature tree-shaded yard providing summer shade
Public remarks state 'Tree shaded yard for summertime shade,' corroborated by extensive mature tree cover surrounding the home in Photos 1-6 and 33-39
Source: Public Remarks
LOW
Distant pond/golf-course-style green space visible from aerial vantage
Aerial photo shows a pond and turf area consistent with the community's listed Golf Course amenity in the background; the subject home does not appear directly adjacent to it, so the degree of view benefit specific to this lot is unclear
Source: Photo 40

Dated renovations

HIGH
Roof replaced
"Roof replaced in 2016"
Source: Public Remarks
HIGH
HVAC replaced
"HVAC replaced in 2020"
Source: Public Remarks
HIGH
Oven updated
"updated oven 2024"
Source: Public Remarks
HIGH
Microwave updated
"microwave 2024"
Source: Public Remarks

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

Quality: Full brick veneer one-story traditional ranch with architectural shingle roof, decorative columns, crown molding throughout living areas, a tray ceiling in the primary bedroom, and built-in kitchen cabinetry to the ceiling. These are above-basic-builder-grade design elements consistent with a Q3-to-Q4 original construction quality; no custom or high-end structural elements (e.g., masonry fireplace surround is brick-and-prefab, not custom stone) were observed that would support a Q2/Q3 call.
Full brick veneer exterior (Structured Field: EXTERIOR-Brick) · Architectural shingle roof (Structured Field) · Decorative columns and crown molding throughout living/dining areas (Photos 7-10, 20, 21) · Tray ceiling in primary bedroom (Photos 22, 28, 29) · Built-in kitchen cabinetry to ceiling with granite slab counters (Structured Field: Kit Counter-Granite Slab; Photos 11-14) · Prefab woodburning fireplace with brick surround (Structured Field: FIREPLACE-Woodburning-Prefab; Photos 7, 21)
Condition: Overall well-maintained with documented major-component updates (roof 2016, HVAC 2020) and a recent kitchen refresh (appliances/counters/backsplash 2024). No visible deferred maintenance, staining, or structural issues appear in the photos, consistent with a C3 impression, though photo coverage does not extend to attic, crawlspace, or garage interior.
Roof replaced 2016 and HVAC replaced 2020 (Public Remarks) · Oven, microwave, dishwasher updated 2024 with granite counters and backsplash (Public Remarks) · New smoked shower door in primary bath (Public Remarks) · No visible water staining, cracking, or deferred maintenance in interior/exterior photos reviewed (Photos 1-36)
Kitchen / baths: Kitchen shows granite slab counters, tumbled-stone backsplash, and a stainless double wall oven/microwave combo with appliances updated 2024, layered onto original painted raised-panel cabinetry — an updated kitchen on original construction bones (Photos 11-14; Public Remarks). Primary bath features a whirlpool/jetted tub, solid-surface tub surround, dual vanities, walk-in shower, and a recently replaced shower door (Photos 23-27; Public/Structured Fields). A secondary full bath (Photo 19) retains a pedestal sink and simpler, more dated fixtures, suggesting a lesser degree of updating than the primary suite.
Not visible/verified: Secondary/hall bathroom (Photo 19) shows notably more dated pedestal sink and fixtures than the primary suite; baths_status reflects the dominant condition across three full baths but is not uniform · Garage interior and attic space are not shown in any photo · Photos are marketing images taken in favorable light/staging; condition of concealed components (roofing substrate, plumbing, mechanical systems) cannot be verified from images alone

12 Boxwood Cove, Cabot, 72023

MLS # 26003109 View all 33 photos & comments  Photos 33/33 ✓

Photo-only findings

none found — empty is a valid result

Review required

Approx Acreage field is listed as 0.00, which appears to be a data-entry placeholder rather than an accurate lot size given the visibly sizable fenced rear yard in Photos 28-30; actual lot size should be confirmed from plat/tax records.
Secondary full bathroom (Photos 20, 22) does not show the same updating evident in the kitchen and primary bath despite marketing language describing a 'completely transformed' home; appraiser should confirm actual condition/age of secondary bath finishes.
Shed structure referenced in remarks is only partially visible in photos; size, construction material, and condition could not be confirmed and may warrant a field visit or additional photos.

Detached outbuildings

HIGH
Storage shed in rear yard
Remarks state 'plus a storage shed for extra space.' A small shed structure is visible in the rear/side yard in Photo 4 (partially visible near fence line) and Photo 30 (small red shed near rear fence). Size and construction material could not be determined from photos.
Source: Public Remarks

Site & view

HIGH
Cul-de-sac lot with large, heavily wooded rear yard
Lot type is listed as Cul-de-sac and Level. Rear-yard photos (28, 29, 30) show a large fenced backyard backing to mature trees/woods, offering above-average rear privacy relative to typical subdivision lots.
Source: Structured Field
LOW
Subdivision is built around a small lake/pond amenity, though subject lot itself does not appear to be waterfront
Aerial photos show a neighborhood pond/lake; several nearby homes back directly to the water, but the subject's rear yard (Photos 28-30) backs to wooded common area, not the water. Included for context only; not a direct site value driver for this specific parcel.
Source: Photo 31, 32, 33

Contradictions

Living room fireplace wall (Photos 5, 6, 8) is shown empty/vacant, while the same room in Photo 7 shows furniture, TV, rugs, and decor — indicating Photo 7 is virtually staged; actual room condition should be assessed from the unstaged photos.

Image quality issues

Photo 7 appears to be a virtually staged version of the same room shown empty in Photos 5, 6, and 8 — furnishings shown should not be treated as present at the property.

Quality & Condition Impression ADVISORY (beta) — appraiser assigns ratings MEDIUM  Q3-to-Q4 / C2-to-C3K: updatedB: updated

Quality: Original construction shows above-basic builder detailing: full brick veneer on all four elevations, architectural shingle roof, tray ceilings with crown molding in the living room and primary bedroom, an arched transom window feature on the front facade, and a brick-surround gas fireplace. These are builder upgrades beyond the most basic tract grade but the plan is a standard one-story ranch without custom architectural complexity, consistent with a Q3-to-Q4 impression.
Brick veneer wraps all four exterior elevations (Photos 1-4, 28) · Architectural shingle roof (Structured Field; Photos 1-4) · Tray ceiling with crown molding in living room (Photos 5-8) and primary bedroom (Photos 13-14) · Arched transom window on front gable (Photos 1, 2, 4) · Gas-log fireplace with brick surround and hearth (Photos 5-8)
Condition: Public remarks describe a recent, extensive cosmetic refresh (new LVP flooring throughout, fresh paint, new light fixtures, new quartz kitchen counters/appliances, a fully renovated primary bath, and a new roof), and interior photos of the main living areas, kitchen, and primary suite corroborate this updated appearance with no visible deferred maintenance. However, the secondary full bath (Photos 20, 22) shows an older white vanity, dated faucet, and fiberglass tub/shower unit that do not display the same level of updating claimed elsewhere, and the remarks specifically limit the 'fully renovated' claim to the primary suite bath. Overall this supports a C2-to-C3 impression, tempered slightly by the apparently un-refreshed secondary bath.
Remarks state new LVP flooring throughout, fresh paint, new light fixtures, new roof · Kitchen photos show new quartz counters, tile backsplash, and stainless appliances (Photos 10-12) · Primary bath shows quartz-top double vanity, garden tub, and separate shower consistent with 'fully renovated' claim (Photos 15-16) · Secondary full bath shows older white vanity, dated single-lever faucet, and fiberglass tub/shower surround with no apparent updating (Photos 20, 22) · No visible water staining, cracking, or deferred-maintenance issues observed in any photo
Kitchen / baths: Kitchen presents as updated: cabinet boxes appear original but have been paired with new quartz countertops, tile backsplash, and new stainless appliances per remarks and photos — no evidence of a full gut/remodel with layout change, so 'updated' rather than 'remodeled.' Primary bath is described as 'fully renovated' with a modern double vanity, garden tub, and separate shower shown in photos — consistent with 'remodeled.' The secondary full bath, however, retains an older vanity, faucet, and tub/shower unit with no visible updates, so overall baths status is reported as the more moderate 'updated' to reflect the mixed condition across the two full baths.
Not visible/verified: Living room photo 7 appears to be virtually staged with furniture that is absent in photos 5, 6, and 8 of the same room — actual unfurnished condition should be relied upon for condition assessment · Exterior brick shows some color/mortar variation in Photo 3 that could not be fully evaluated for repair vs. original — normal marketing lighting/angle limits certainty · Secondary bathroom fixtures/cabinetry appear older than the 'completely transformed' marketing language suggests; this room was not explicitly addressed in remarks · Roof stated as 'brand new' with no installation date given, limiting effective-age precision · Fewer than a handful of exterior close-up photos of brick/roof condition were provided, limiting exterior condition certainty

20 Gleneagle Drive, Cabot, 72023

MLS # 26017507 View all 50 photos & comments  Photos 50/50 ✓

Photo-only findings

none found — empty is a valid result

Review required

Ambiguous structure with garage doors visible in the background of Photo 2 — confirm whether this is part of the subject property or belongs to a neighboring lot.
Attic and crawl space 'potential living space' mentioned in remarks was not shown in any photo; recommend field verification if relevant to value.
No specific dates given for cited updates (windows, HVAC, bathroom refresh); effective age adjustments should not rely on assumed recency.

Detached outbuildings

LOW
Possible detached structure with garage-style doors visible in the background
A beige building with two garage doors is visible behind/beside the subject house across what appears to be a property line; this may belong to a neighboring property rather than the subject lot. Not corroborated by structured fields or remarks.
Source: Photo 2

Pools & site improvements

HIGH
Primary bathroom corner whirlpool/jetted tub
Tiled corner jetted garden tub in the primary bathroom; this is an interior fixture, not an installed exterior spa or in-ground improvement.
Source: Structured Field (Whirlpool/Hot Tub/Spa) / Photo 24
HIGH
Deck reinforced/built to support a hot tub
Remarks state: 'NOTE: Deck outside of primary bedroom was built to hold a hot tub.' No hot tub is visible installed in any photo of the deck.
Source: Public Remarks

Site & view

HIGH
Sloped lot with elevated rear deck on tall support posts
Rear deck sits well above grade on posts due to the sloped backyard, consistent with the 'Sloped' lot designation in structured fields; enclosed storage/crawl area visible beneath the deck.
Source: Structured Field (Lot: Sloped) / Photo 40, 41
MEDIUM
Stated potential to finish attic and crawl space into living area
Remarks note 'potential to create living space in the attic and crawl space.' This is an unconfirmed future value driver; not visible or corroborated in any photo.
Source: Public Remarks
MEDIUM
Golf course community with clubhouse and shared pool amenity
Listed as a community amenity ('highly sought-after golf course community'); aerial photos show a golf course fairway in the broader neighborhood but do not clearly confirm the subject lot has direct fairway frontage.
Source: Structured Field (Area Amenities: Golf Course, Clubhouse, Swimming Pool(s)) / Public Remarks

Image quality issues

Photo 5 is a twilight/marketing-enhanced sky composite; actual evening lighting/condition of exterior features cannot be independently verified from this image.

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

Quality: Original construction (1999, Greystone golf-course subdivision) shows an above-builder-grade trim package: extensive crown molding and chair rail, arched interior doorways, built-in bookcases flanking the fireplace, brick veneer exterior, architectural shingle roof, and a side-entry three-car garage. These are consistent with a well-finished production home (Q3-to-Q4) rather than a true custom Q2 or a plain economy Q5. Original kitchen cabinetry (painted stock raised-panel boxes) and bathroom cabinetry are builder-grade forms; any granite/marble-look counters layered onto them are a condition update, not a quality upgrade.
Brick exterior with architectural shingle roof (Structured Field) · Crown molding, chair-rail wainscoting, and arched doorways throughout main living areas (Photos 6-9, 18-19) · Built-in cabinetry/bookshelves flanking living room fireplace (Photos 9-10) · Three-car side-entry garage with auto door opener (Structured Field; Photo 39) · Stock raised-panel painted cabinetry in kitchen and baths, indicating production-grade original casework (Photos 13-15, 24, 26)
Condition: The home presents as well-maintained with several finish-level updates (granite kitchen counters, stainless appliances, granite/marble-look bath vanity tops, updated tile shower) layered onto original bones, consistent with C3. Public remarks reference recent updates (water softener, new windows, new HVAC, refreshed bathrooms) but provide no dates, so these cannot be used to firmly establish effective age. No signs of deferred maintenance, moisture staining, or structural distress are visible in any interior or exterior photo.
Granite kitchen countertops and stainless steel appliances appear newer than the surrounding original cabinetry (Photos 13-15) · Primary and hall bathrooms show updated tile shower surrounds, tile tub surrounds, and granite/marble-look vanity tops (Photos 24-26, 30) · Hardwood floors throughout main living areas appear in good, well-kept condition with minimal visible wear (Photos 6-9, 21-23) · No visible cracks, water staining, or exposed structural elements in any photo · Public Remarks state 'Recent updates provide peace of mind, including High capacity water softener, new windows, a new HVAC system, and refreshed bathrooms' (no dates provided)
Kitchen / baths: Kitchen: painted stock cabinetry with granite slab counters, tile backsplash, and stainless appliances — modernized finishes over original casework, consistent with 'updated.' Baths: primary bath has a corner jetted tub, separate tiled walk-in shower, and granite/marble-look double vanity; hall bath has an updated tile tub/shower surround and granite-look vanity top — both consistent with 'updated' rather than a full structural remodel.
Not visible/verified: No dates were provided for the stated window, HVAC, or bathroom updates, so effective age cannot be precisely calculated from remarks alone. · Attic and crawl space areas referenced in remarks as having 'potential living space' were not shown in any photo and could not be assessed. · Bedroom carpet condition in secondary bedrooms is partially obscured by furniture and personal items in photos; full wear could not be confirmed. · MLS photos are marketing images (staged, best light); minor condition issues not visible in photos may exist.

74 Hickory Bend Drive, Cabot, 72023

MLS # 26032315 View all 47 photos & comments  Photos 47/47 ✓

Photo-only findings

none found — empty is a valid result

Review required

Confirm whether the 'Swimming Pool(s)' and 'Golf Course' Area Amenities fields refer to subdivision common amenities (consistent with the $125/yr HOA fee) rather than a private pool on this lot, since no private pool is evident in photos or remarks
Kitchen counter material ('Kit Counter-Other') could not be visually confirmed from available photos

Contradictions

Structured 'Area Amenities' field lists 'Swimming Pool(s)' and 'Golf Course' but no pool or golf course frontage is visible in any photo or mentioned in remarks — these appear to be subdivision/community amenity checkboxes rather than features of this specific parcel

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

Quality: Dwelling presents as a well-finished builder home consistent with Q3 — architectural detailing beyond basic builder grade including full brick veneer, arched window openings, crown molding throughout, tray and vaulted ceilings, a formal dining room with wainscoting, and a marble-tile fireplace surround. Millwork, window grade, and ceiling treatments are above-average for a 2002-built subdivision home but stop short of custom/high-end (no stone veneer, no custom cabinetry or built-ins observed).
Full brick exterior with arched window surrounds and multiple gable rooflines (Photos 1-4) · Crown molding and tray/vaulted ceilings throughout living areas and primary bedroom (Photos 6-11, 26-29) · Formal dining room with two-tone paint, wainscoting millwork, and arched window (Photos 23-25) · Marble-tile surround gas fireplace with substantial mantel (Photos 6-11) · Leaded/beveled glass entry door with sidelights and arched transom (Photos 4-5, 10)
Condition: Overall condition consistent with C3 — well-maintained with several visible updates (newer LVP plank flooring in main living areas, updated kitchen backsplash) and a stated new roof and HVAC (no date given). No visible deferred maintenance, staining, or structural issues appear in any photographed room. Kitchen and bath fixtures read as original-era (2002) — dated but functional rather than worn.
Public remarks state 'Major updates include a new roof and HVAC' (Public Remarks) · Newer-looking LVP plank flooring throughout main living areas and bedrooms (Photos 6-11, 26-29, 34-39) · No visible cracking, staining, or deferred maintenance noted in any interior photo · Kitchen glass-tile mosaic backsplash appears newer than the 2002 construction date, suggesting a cosmetic update layered onto original cabinetry (Photos 12-17, 20-21)
Kitchen / baths: Kitchen: original white raised-panel stock cabinetry with a newer glass-tile mosaic backsplash and solid-surface counters — a cosmetic update only, with no cabinet reconfiguration or replacement observed; UAD status 'updated.' Baths: primary bath retains fixtures consistent with the original build — jetted garden tub, glass-block window, gold-toned shower door frame — paired with a double-sink vanity; no clear modernization evident; UAD status 'not updated.' The hall bath (Photo 37) similarly shows an original-era white cultured-marble-top vanity with gold hardware.
Not visible/verified: Kitchen counter material listed only as 'Kit Counter-Other' in structured data; photos suggest a solid-surface (Corian-type) material but this cannot be confirmed with certainty · No garage interior photos were provided · Roof and HVAC replacement dates are not stated in remarks, so effective age could not be refined with a specific year · Rear yard photos (44-47) show overgrown/informal landscaping that may reflect seasonal lawn maintenance rather than dwelling condition and was not factored into the condition rating

← all jobs