Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
The subject leads the set on condition, reflecting recently remodeled kitchen and hall bath plus fresh paint noted by the appraiser, with no deferred maintenance visible. 19800 Mallard Cove and 11 Hickory Court follow close behind, both showing comprehensive kitchen/primary-bath remodels and well-maintained secondary spaces, presenting similarly to each other and only modestly behind the subject. A middle tier — 5521 Lexington Avenue, 4040 Robinwood Circle, and 4507 Lexington Park Circle — present as well-maintained but largely original in kitchen/bath finish, a step below the updated group. 3908 Robinwood Circle sits a further step down, retaining original circa-2008 kitchen and bath finishes with no updating over roughly seventeen years, though still free of deferred maintenance. 603 Providence Drive is the least-updated of the set, with original oak cabinetry, dated fixtures, and no evidence of remodeling despite being described as meticulously maintained.
Quality is fairly homogeneous across this set, with most properties clustering close together on original construction detail. 5521 Lexington Avenue, 3908 Robinwood Circle, and 4040 Robinwood Circle show the most extensive original millwork (crown molding, tray ceilings, built-ins) and sit at the top of the group. The subject, 4507 Lexington Park Circle, and 603 Providence Drive present at a comparable, slightly more modest tier of above-builder-grade detailing, essentially similar to the top group given the small gaps typical of a comp set. 11 Hickory Court shows a step up with a vaulted beamed great-room ceiling, and 19800 Mallard Cove reads as the highest-quality original construction in the set with its vaulted beamed ceilings and dormered elevation, though the overall spread across all seven comps and the subject remains modest.
Relative to the subject, most comparables read as similar in both quality and condition, reflecting a generally homogeneous comp set. The subject's recent kitchen and hall-bath remodels and fresh paint give it an edge in condition over several comps that retain original, unupdated finishes — most notably 3908 Robinwood Circle and 603 Providence Drive, both of which present as less current despite being well maintained. On quality, the subject's above-builder-grade but non-custom detailing (tray ceilings, crown molding, hardwood flooring) is broadly in line with the comparables, none of which show a quality gap large enough to stand out from the subject.
| Category | Subject property SUBJECT appraiser inspection photos | 5521 Lexington Avenue MLS # 25011778 | 19800 Mallard Cove MLS # 25022865 | 3908 Robinwood Circle MLS # 25032856 | 4507 Lexington Park Circle MLS # 25044771 | 11 Hickory Court MLS # 25046540 | 4040 Robinwood Circle MLS # 26012697 | 603 Providence Drive MLS # 26022834 |
|---|---|---|---|---|---|---|---|---|
| Q/C impression beta |
HIGH Q3-to-Q4 / C3K: remodeledB: remodeled | MEDIUM Q3 / C3K: updatedB: updated | MEDIUM Q4 / C3K: remodeledB: remodeled | MEDIUM Q3 / C3-to-C4K: not updatedB: not updated | MEDIUM Q3-to-Q4 / C3K: updatedB: not updated | HIGH Q3-to-Q4 / C3K: remodeledB: updated | HIGH Q3 / C3K: not updatedB: not updated | MEDIUM Q3-to-Q4 / C3-to-C4K: not updatedB: not updated |
| Vs. subject beta |
— | Q similarC similar 5521 Lexington Avenue's original millwork and updated kitchen/baths are close to the subject's level on both scales, with only marginal, non-material differences. | Q similarC similar 19800 Mallard Cove's somewhat more elevated original architectural detail and comprehensive 2020 remodel place it close to the subject on both scales, without a material gap. | Q similarC inferior 3908 Robinwood Circle retains original, never-updated kitchen and bath finishes from 2008, giving it a materially more dated condition than the subject's recently remodeled kitchen and hall bath; quality detailing is comparable to the subject. | Q similarC similar 4507 Lexington Park Circle's updated kitchen offsets its largely original bathrooms, landing close to the subject's overall condition and quality level. | Q similarC similar 11 Hickory Court's remodeled kitchen and primary bath, alongside its slightly elevated original architectural detail, keep it roughly on par with the subject on both scales. | Q similarC similar 4040 Robinwood Circle's well-preserved but unupdated original finishes are close in overall condition to the subject, with quality detailing at a comparable level. | Q similarC inferior 603 Providence Drive retains original oak cabinetry and dated fixtures throughout the kitchen and both bathrooms with no evidence of remodeling, giving it a materially more dated condition than the subject despite strong reported upkeep; quality detailing is comparable to the subject. |
| Detached outbuildings | — | — | Possible detached structure (peaked roof) visible through trees at far left of front yard | — | Detached storage shed with attached open lean-to bay for equipment storage | Possible small outbuilding/shed visible over the rear fence line in the tree line | — | Detached garage/outbuilding structure in rear yard, brick construction with hip roof, single visible roll-up door, plus an attached open carport/breezeway on one side |
| Photo-only findings | Enclosed sunroom addition with mini-split AC unit off the rear of the house Large elevated rear deck with wood lattice skirting | Built-in corner garden/soaking tub in primary bathroom | Vinyl-sided rear room addition/bump-out with bank of windows | Jetted/whirlpool garden tub in primary bathroom Built-in mudroom bench with overhead cabinet and coat hooks near laundry room | Built-in outdoor bar/kitchen structure under covered patio | — | Wood pergola extension over patio with integrated string lighting and ceiling fans | Built brick-and-stone counter/bar structure on rear patio near the grill area Fenced garden/dog-run enclosure in rear yard Open-sided carport/breezeway attached to the detached rear structure |
| Pools & site improvements | — | — | — | — | In-ground putting green / practice green area | In-ground pool with diving board and slide, new liner (2023) Gazebo Large patio surrounding pool/rear of home | Large covered concrete back patio with brick knee wall | In-ground swimming pool visible over the rear fence line |
| Site & view | Possible walkout/daylight lower level or significant rear-yard grade change | Gated lake community with shared amenities (Hurricane Lake boat launch, clubhouse, marina, tennis courts, playground, community pool) | 0.78-acre wooded, sloped lot with extra landscaping Extensive two-tier rear deck with wooded backdrop | 0.53-acre lot with large, private, fully-fenced flat backyard | — | Cul-de-sac lot Lot backs up to green space (wooded buffer, no rear neighbor visible) | Spacious corner lot Sloped lot | — |
| Dated renovations | Kitchen fully remodeled within the past year Hall bath fully remodeled recently New interior paint throughout the house | — | Whole-house update dated 2020 | — | Roof Tankless water heater, garbage disposal Windows, back door, ADT alarm system, gutter covers Upstairs HVAC & furnace, gas logs Downstairs HVAC & furnace, dishwasher | All-new kitchen appliances (2023) New pool liner (2023) | New roof in 2019 | — |
| Review required | Nature of the lower level visible beneath the elevated rear deck (Photos 4-5) — appears to be either a basement, crawlspace, or grade-level utility area, but no interior photos confirm which, and this could materially affect gross living area or basement contribution. Primary bathroom (Photos 12-13) condition/update status is not addressed in the appraiser notes despite appearing similarly updated to the remodeled hall bath; appraiser should confirm actual scope/age of primary bath finishes. | Structured field lists 'Lake: Yes / Lake Name: Hurricane Lake,' but public remarks clarify this refers to community boat-launch/clubhouse access rather than lot waterfront; no water frontage or view is visible in any photo. Appraiser should confirm the parcel itself is not lakefront. Occupied home with dense personal furnishings in most rooms may obscure some condition details (flooring wear, wall condition) not fully visible in marketing photos. No photos of garage interior, attic, or crawlspace/foundation were provided to verify condition of unseen components. Public remarks reference a 'newer roof' with no date or supporting close-up photo — cannot be used to establish effective age without further verification. | Deck condition (weathered/peeling paint) should be verified in person given contrast with the stated 2020 whole-house update. Structure visible in far background of front-yard photos (1-2) should be confirmed as belonging to a neighboring property, not this parcel. | Attic flooring extent is unclear given the partial coverage shown in Photo 38 versus the remarks' claim of a 'floored attic space' Age/condition of HVAC, water heater, and roof cannot be verified from photos alone | Putting green area (Photo 47) appears possibly unfinished or under construction — condition/completeness could not be confirmed and is not documented in remarks or structured fields Secondary/hall bathroom condition could not be fully assessed due to limited photo coverage Garage interior (size, condition, finish) not shown in any photo despite garage/auto door opener being a structured feature | Confirm ownership/location of the small structure visible over the rear fence line (Photo 30) — may belong to a neighboring property rather than the subject. Confirm extent of the wooded 'green space' behind the lot (common area vs. adjoining private lots) as this affects the site/view premium claimed in remarks. | Garage interior not shown despite remarks emphasizing a 'massive side entry garage' — recommend verifying size and condition. Pergola addition over patio is not documented in remarks or structured fields; recommend confirming permitting/valuation treatment. | Structured field states 'Three Car, Detached, Side Entry' garage, but photos show a two-car attached garage at the house front plus a separate one-bay detached brick structure with an attached open carport in the rear yard — appraiser should verify actual garage configuration and total vehicle capacity. Confirm whether the pool visible in the aerial photo belongs to the subject or an adjoining property before any adjustment consideration. Kitchen and bath finishes (evidence of safety/soundness concerns) show no visible staining or structural issues in provided photos, but interior photo coverage of the secondary hall bath is limited, and appraiser should confirm no unseen deferred maintenance during interior inspection. |
| Contradictions | — | — | Public remarks describe the home as 'completely updated in 2020,' but exterior deck photos (44-46) show notable paint wear, fading, and peeling on deck boards and stair rails, inconsistent with a comprehensive recent exterior update. | Public remarks describe 'floored attic space through the door in bonus room,' but Photo 38 shows the attic with only partial plywood/OSB decking and areas of exposed insulation/framing, suggesting the floored area may be more limited than implied. | — | — | — | — |