Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
The tightest, best-presenting pair is 311 Zachary Cove and 900 Elkhart Loop, both trending toward the favorable end of C3 — Zachary Cove on the strength of a recent roof, newer HVAC, fresh paint and new flooring layered over an unrenovated kitchen/bath core, and Elkhart Loop on the strength of genuinely remodeled bathrooms (tile shower work, quartz counters) paired with an updated-but-not-remodeled kitchen. A step below, 2921 Henson Place and 706 Bryant Meadows Drive present similarly to each other: both combine recent big-ticket system work (new roof/HVAC at Henson Place, new flooring at Bryant Meadows) with kitchens and at least one bath that remain original and dated, plus minor localized issues (a taped garage window at Henson Place, chipped backsplash and uneven bath quality at Bryant Meadows). Slightly below that tier, 2605 Mt. Vernon Drive and the subject, 1118 Allyson Avenue, present similarly — both show a mostly fresh, well-kept impression (new roof and HVAC-era updates) undercut by localized flaws: unfinished paint/drywall patching and rough foundation parging at Mt. Vernon Drive, and a disclosed broken window alongside dated fiberglass tub/shower baths at the subject. 2804 Falcon Court sits at the lower end of the group, close to the subject and Mt. Vernon Drive in overall impression — recent system replacements (roof, HVAC, water heater) are offset by kitchen and bath finishes that remain fully original and visibly worn (hazed shower glass, dated tile flooring) with no update credit anywhere in the wet areas.
Quality is essentially uniform across the entire set, including the subject — every property reads as standard builder-grade (Q4) production construction: brick/vinyl exteriors, stock trim and doors, laminate or Formica counters, and simple millwork, with no custom architectural detail or upgraded structural materials anywhere. The only minor variation is 706 Bryant Meadows Drive's rear bonus-room addition, which shows elevated finish (tray ceiling, crown molding, built-ins) relative to the rest of that home, but this single-room upgrade is not enough to move its holistic quality call above the shared Q4 baseline. No property in the set is materially distinguishable from the others on quality.
Relative to the subject, the comparable set splits into a similar tier and a modestly stronger tier on condition, while quality is uniform throughout. 706 Bryant Meadows Drive, 2804 Falcon Court, 2921 Henson Place, and 2605 Mt. Vernon Drive all present at a level broadly comparable to the subject's freshly-painted-but-partially-original C3-to-C4 profile, each carrying its own mix of recent system updates offset by dated kitchen/bath finishes or a localized defect. 311 Zachary Cove and 900 Elkhart Loop stand out as somewhat stronger than the subject on condition, driven respectively by a more comprehensive recent cosmetic refresh (flooring, paint, fixtures) and by genuinely remodeled bathrooms that exceed the subject's untouched, original-fixture baths. On quality, every comparable reads at the same builder-grade tier as the subject, so no quality adjustments are indicated within this set.
| Category | 1118 Allyson Avenue SUBJECT MLS # 26024056 | 706 Bryant Meadows Drive MLS # 25046103 | 2804 Falcon Court MLS # 25046391 | 311 Zachary Cove MLS # 26022379 | 900 Elkhart Loop MLS # 26023304 | 2921 Henson Place MLS # 26029677 | 2605 Mt. Vernon Drive MLS # 26032938 |
|---|---|---|---|---|---|---|---|
| Q/C impression beta |
MEDIUM Q4 / C3-to-C4K: updatedB: not updated | MEDIUM Q4 / C3-to-C4K: not updatedB: updated | MEDIUM Q4 / C3-to-C4K: not updatedB: not updated | MEDIUM Q4 / C3K: not updatedB: not updated | MEDIUM Q4 / C3-to-C2 (bathrooms notably better)K: updatedB: remodeled | MEDIUM Q4 / C3K: not updatedB: not updated | MEDIUM Q4 / C3-to-C4K: updatedB: updated |
| Vs. subject beta |
— | Q similarC similar Both present as Q4 builder-grade with a comparable overall condition profile — updated flooring and one updated bath offset by dated kitchen finishes and uneven bath quality, landing close to the subject's own mixed C3-to-C4 profile. | Q similarC similar Comparable overall condition — recent system replacements (roof, HVAC, water heater) offset by a fully original, unremodeled kitchen and baths, landing at essentially the same level as the subject's partially updated, partially original profile. | Q similarC superior A broader recent cosmetic refresh (new flooring, paint, light fixtures, roof, HVAC) across more of the home gives this comparable a fresher overall impression than the subject, even though its kitchen and baths remain similarly unrenovated. | Q similarC superior Genuinely remodeled bathrooms (tile shower work, quartz vanities, updated fixtures) exceed the subject's untouched, original fiberglass tub/shower baths, giving this comparable a stronger overall condition impression. | Q similarC similar Recent roof and HVAC replacement plus fresh flooring roughly match the subject's own system updates, while both retain original, unremodeled kitchens and baths, keeping the overall impression close to the subject. | Q similarC similar A recent roof and modestly updated kitchen/baths are offset by unfinished paint/drywall patching in bedrooms and rough exterior foundation parging, landing at a level comparable to the subject's own mix of updates and disclosed defects. |
| Detached outbuildings | Small light-colored structure visible beyond the rear fence line | Possible shed or accessory structure with garage door visible over/near fence line in left background | Detached storage shed in rear yard | Detached storage shed in backyard, appears metal-roofed with faded red/white panel siding, elevated on a skid/block base | Detached garage/shop-like structure with a garage door bearing a mural, visible in background across driveway | Outdoor storage building (wood-frame shed, gambrel/barn-style roof) | Storage shed in backyard |
| Photo-only findings | — | — | Elevated wooden play structure/tree fort with attached swing set in rear yard | — | — | Covered rear patio/porch area | Possible additional outbuilding/structure with metal roof visible beyond the rear fence line |
| Pools & site improvements | — | Patio Possible pool or covered water feature visible through window | — | In-ground fire pit / stone fire ring in rear yard | Segmental block retaining wall along sloped rear yard In-ground/paver fire pit | — | — |
| Site & view | Large fenced backyard suitable for entertaining | Large, open rear yard | Large/usable rear yard on a cul-de-sac lot | — | Primary and secondary bathrooms appear substantially remodeled to a level well above the rest of the home's finish (herringbone tile shower, quartz double vanity, matte black fixtures) Sloped rear yard rising toward rear fence line | — | — |
| Dated renovations | HVAC system replaced in 2021 New roof installed in 2024 Garage door replaced in 2024 | Flooring replacement | Roof - architectural shingle, approximately 4 years old HVAC - newer Trane system installed last summer Laminate flooring installed 3 years ago | Roof less than 2 years old HVAC system less than 10 years old | — | HVAC system replaced Roof replaced | Roof replaced |
| Review required | Agent remarks disclose a broken window in an upstairs bedroom with replacement on order at time of listing - verify repair completion and inspect for any related water intrusion or frame damage. Confirm true unfurnished condition of staged rooms (living room, primary bedroom, secondary bedrooms) during appraisal inspection, as MLS photos may be AI-staged and not representative of actual as-is condition. Verify whether the structure visible beyond the rear fence line (Photo 14) is on the subject property or belongs to a neighboring parcel. | Verify presence/condition of the patio referenced in remarks and structured data, which is not clearly visible in the rear yard photo. Verify the identity of the turquoise/blue object visible through the window in Photo 4 — possible pool or cover, subject or neighboring property. Confirm whether the brick structure with a garage door visible in the background of Photo 2 belongs to the subject property or a neighboring parcel. Verify extent and repair status of pet-related flooring damage near the back door disclosed in showing remarks. | Garage interior was not photographed; unable to verify garage finish/condition. Detached shed in rear yard (Photo 23) has no structured field or remarks documentation — confirm whether it conveys with the sale and assess its condition/utility. Wooden play structure/tree fort in rear yard is ambiguous as a permanent site improvement versus removable play equipment — recommend confirmation with listing agent. | Bathroom photo coverage is limited to one shower unit and one vanity; the second full bath is not shown and its condition cannot be verified Roof condition cannot be visually confirmed from available photos despite remarks claiming it is less than 2 years old Shed's construction quality and structural condition cannot be fully assessed from photos alone | Verify whether the structure visible in Photo 3's background belongs to the subject property or a neighboring lot before crediting any outbuilding. Confirm scope and date of the apparent bathroom remodel, as it is not disclosed in remarks or structured fields and could materially affect effective age/condition rating. Reconcile structured FLOORS field ('Carpet') with photographed hardwood and tile flooring to confirm actual flooring composition throughout the home. | Confirm whether the broken garage window (noted in remarks as 'being replaced') has been repaired; a taped/damaged pane is visible in the garage door in Photo 1, Photo 3, and Photo 5. Verify the condition and structural adequacy of the outdoor storage building shown in Photo 37 — exterior siding and doors appear weathered, which could indicate deferred maintenance on this ancillary structure. Confirm dimensions and enclosure status (open vs. screened) of the covered rear patio visible in Photo 33, 35, and 36, as it is not documented in structured fields or remarks. | Confirm HVAC upgrade date(s) referenced only vaguely in remarks ("recent upgrades and maintenance") - no specific date given, so it could not be included as a dated renovation Visible unfinished paint/drywall patch work in two secondary bedrooms (Photos 31-34) should be verified onsite for extent and cause Rough/stained foundation parging along the rear exterior (Photos 42, 43) should be inspected onsite to rule out moisture intrusion or settlement, even though no structural cracking is visible in photos Ownership of the metal-roofed structure partially visible over the fence line in Photo 44 should be confirmed with a site visit or plat |
| Contradictions | Public remarks state photos may be 'virtually staged using AI for illustrative purposes only' and that 'actual rooms are unfurnished,' yet several photos (living room, primary bedroom, two secondary bedrooms) show fully furnished, staged interiors - these should not be relied upon for true as-is condition or room usage. | Public remarks and structured fields reference a patio ('wide patio for entertaining'), but the full rear-yard photo (Photo 18) does not clearly show a patio surface, possibly obscured by heavy leaf litter. A turquoise/blue shape suggestive of a pool is visible through a window in Photo 4, but no pool is visible in the full rear-yard photo (Photo 18); this may belong to a neighboring property rather than the subject. | — | Public remarks describe a "well-appointed kitchen," but photos show original oak cabinetry, laminate countertops, and an older gas range with no visible updates, which is at odds with the marketing characterization. | Structured FLOORS field lists only 'Carpet,' but photos show hardwood/wood-look flooring in the living room and dining area and tile/vinyl-look flooring in the kitchen and bathrooms. | — | — |