Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
The tightest, best-condition cluster is a run of new (2023–2025) construction homes that read as essentially like-new with no deferred maintenance: 11 Gary Lane, 132 Rock Crusher Road, 1 Moonlight, 42 Pine Valley Road, and 38 Sunset Boulevard, joined by 513 Highway 287 (assessed with more hedging since its photos were taken mid-construction, though it should have finished comparably). 125 Sweeden Lane sits just a step behind this group, still presenting as fresh and well-kept despite heavy staging that could mask minor issues. The subject follows next — its remodeled kitchen and primary bath and updated secondary baths give it a solidly maintained, updated impression, but it is not new construction and reads a step below the like-new comps. 250 Elm Street trails further back, an older (2015) build whose interior condition could not be verified from a single distant exterior photo, leaving a weaker, low-confidence C3 impression. 102 Cobblestone Drive ranks last, dragged down by its vacant/foreclosure status, an unmaintained dirt yard, and a possible ceiling stain, despite being new construction.
102 Cobblestone Drive reads as the highest-quality property in the set, described as a custom-built home with stone/brick veneer, granite cabinets, and a vaulted beamed ceiling, though this call is softened by low confidence from limited photos. A middle tier of well-finished spec/production homes — 513 Highway 287, 11 Gary Lane, and 132 Rock Crusher Road — show quartz counters, custom cabinetry, and stone/brick exteriors clearly above basic builder grade. 1 Moonlight sits just below that tier, with upgraded quartz/granite kitchen work but simpler stock cabinetry. 125 Sweeden Lane, 42 Pine Valley Road, and 38 Sunset Boulevard form a further cluster of production homes carrying upgraded finish packages (granite, custom range hoods, herringbone tile) over simpler structural/design grades. 250 Elm Street and the subject anchor the bottom of the quality range, both presenting as plain builder-grade specification (vinyl siding, standard kitchen equipment, simple massing) with no custom design detailing — the subject's kitchen/bath remodel improves its condition but does not change its base construction quality tier.
The subject's builder-grade exterior specification (vinyl siding, standard windows, simple gable massing) places it at the bottom of the quality range alongside 250 Elm Street, well behind the custom and upgraded-finish comps. On condition, the subject's confirmed kitchen and primary bath remodel (with secondary baths only partially updated) puts it ahead of 250 Elm Street and well ahead of 102 Cobblestone Drive, but behind the run of near-new construction comps and 125 Sweeden Lane, which show no wear at all.
| Category | Subject property SUBJECT appraiser inspection photos | 250 Elm Street MLS # 24044609 | 102 Cobblestone Drive MLS # 25001962 | 513 Highway 287 MLS # 25007945 | 11 Gary Lane MLS # 25010808 | 132 Rock Crusher Road MLS # 25031344 | 125 Sweeden Lane MLS # 25043490 | 1 Moonlight MLS # 26002032 | 42 Pine Valley Road MLS # 26002729 | 38 Sunset Boulevard MLS # 26008146 |
|---|---|---|---|---|---|---|---|---|---|---|
| Q/C impression beta |
MEDIUM Q4 / C3K: remodeledB: updated | LOW Q4 / C3K: not observedB: not observed | LOW Q2-to-Q3 / C3-to-C4K: not observedB: not observed | MEDIUM Q3 / C2K: remodeledB: remodeled | HIGH Q3 / C2K: updatedB: updated | HIGH Q3 / C2K: remodeledB: remodeled | HIGH Q3-to-Q4 / C2K: updatedB: updated | HIGH Q3-to-Q4 / C2K: updatedB: updated | HIGH Q3-to-Q4 / C2K: updatedB: updated | HIGH Q4 / C2K: updatedB: updated |
| Vs. subject beta |
— | Q similarC unclear Both present as plain Q4 builder-grade construction, but 250 Elm Street's interior condition can't be reliably compared to the subject's confirmed remodel because no interior photos exist and confidence is low. | Q superiorC inferior Custom-built detailing (stone/brick veneer, granite cabinets, vaulted beamed ceiling) exceeds the subject's plain builder-grade spec, though hedged by low confidence; conversely its vacant/foreclosure state (bare dirt yard, possible ceiling staining) reads worse than the subject's maintained, updated interior. | Q superiorC superior Above-builder-grade materials (quartz counters, custom cabinetry, timber-accented brick/board-and-batten exterior) exceed the subject's vinyl-sided spec, and as new construction it should finish like-new, though this is based on mid-construction photos and carries only medium confidence. | Q superiorC superior Stone/brick exterior, waterfall quartz island, and a stacked-stone fireplace reflect design and material quality above the subject's builder-grade spec, and as unlived-in 2024 construction it shows no wear versus the subject's older, moderately updated interior. | Q superiorC superior Custom range hood, quartz counters, and a timber-beam entry exceed the subject's plain vinyl/asphalt construction, and its brand-new 'completed uninhabited' state presents cleaner than the subject's previously-occupied, partially updated interior. | Q similarC similar Upgraded interior touches sit inside a metal/post-frame shell, keeping overall quality close to the subject's builder-grade impression, and its fresh condition is close enough to the subject's own recently remodeled kitchen and primary bath to read as comparable rather than clearly ahead. | Q superiorC superior A complex multi-gable roofline, exposed-beam breezeway, and quartz/granite kitchen with farmhouse sink read as a step above the subject's simpler vinyl-sided design, and as unlived-in new construction it shows no wear compared with the subject's older, partially updated home. | Q similarC superior Upgraded touches (custom wood range hood, brick fireplace surround, granite-look counters) sit close to the subject's own remodeled kitchen/bath finish level, but as unworn 2024 construction its condition presents better than the subject's older dwelling with mixed original and updated components. | Q similarC superior Like the subject, this comp reflects a builder-grade tier dressed up with an upgraded finish package rather than custom design, keeping quality comparable, but as a near-new 2023 build with no visible wear it presents in better condition than the subject's older, partially remodeled interior. |
| Detached outbuildings | Detached barn/shop building with vehicle bay openings and partially unfinished interior | — | — | Carport Possible small structure(s) visible in distant background | — | Detached covered outdoor structure (open-sided pavilion/carport with gravel drive access) Large white metal-roofed barn/building near rear of lot | — | Two-car garage connected to main house via a covered, vaulted breezeway (brick-matched construction, single wide dark-toned garage door, architectural shingle roof matching the house) | Detached two-car carport (open-sided, wood post construction, attached to house roofline but structurally a separate carport bay) Small shed/outbuilding visible in rear yard beyond the covered patio | — |
| Photo-only findings | Enclosed/screened sunroom addition at rear of house | White plank perimeter fencing enclosing yard/pasture area near driveway | — | — | — | Stone-clad built-in fire pit/grill surround beneath detached pavilion | — | Walk-in pantry with built-in shelving Freestanding soaking tub with tile surround in primary bath Built-in mudroom drop-zone with bench, shelving, and coat hooks | — | Covered rear patio with brick apron |
| Pools & site improvements | — | — | Built-in (in-ground) pool | — | — | Segmental block retaining wall along rear/side yard Stone-clad built-in fire pit/grill surround beneath detached pavilion | — | — | — | — |
| Site & view | Rural open-field setting with expansive lawn and unobstructed rear view | Approximately 8 acres of land, described as excess/usable acreage relative to a typical residential site | Excess/usable acreage — approximately 4.06 acres (rural residential site) Heavily wooded surrounding site | 1.13-acre rural homesite Covered patio/porch outdoor living space | 1.88 acres of level rural land | — | Lake Atkins waterfront/cove frontage with lake view 2.86-acre site described as multiple lots Association fee references 'Dock Maintenance' | Large lot / excess yard space (0.40 acre) Proximity to Morrilton Municipal Airport Open, park-like green space adjoining side/rear yard | 2.72-acre wooded homesite providing privacy/excess land | — |
| Dated renovations | — | — | — | — | — | — | — | — | — | — |
| Review required | Photo 12 shows a room (apparently within or adjacent to the outbuilding) with significant water staining/discoloration on the concrete floor and lower walls — a visible moisture issue that should be inspected further, though it is not part of the main dwelling. Outbuilding interior (Photos 9-11) shows exposed stud framing and no interior finish in portions of the structure; its finished/unfinished status and any conditioned space should be clarified for valuation purposes. No appraiser notes were provided; all dates, ages, and renovation claims are unconfirmed and based on visual impression only. Sunroom's heating/cooling status and treatment (GLA vs. non-GLA) should be confirmed, as it is unclear from photos alone. | A small, indistinct shape is visible near the tree line at the left edge of Photo 1; image resolution and distance make it impossible to determine whether this is a structure (possible outbuilding), vegetation, or shadow — flagged for manual review rather than reported as a finding. Overall photo documentation (1 photo, no interior) is well below typical MLS coverage; recommend requesting additional photos or a property visit before finalizing quality/condition ratings. | Cannot confirm the '3 car garage' stated in Public Remarks from the available photos — frontal exterior shots show what appears to be a 2-bay garage door configuration, with any additional bay potentially obscured by trees or not captured; verify on-site or via additional photos. Possible discoloration/staining visible near the vaulted ceiling peak in Photo 2 — image resolution insufficient to confirm whether this is moisture staining, lighting artifact, or ceiling texture; recommend on-site inspection. No photographic evidence of the 'Built-in pool' mentioned in Public Remarks; presence, size, and condition should be confirmed on-site or via additional listing photos. No kitchen or bathroom photos available despite remarks describing 'Custom cabinets with granite' — kitchen and bath condition/quality cannot be verified from provided materials. Acreage discrepancy (4.06 acres per structured/tax record vs. 4.5 acres per remarks) should be reconciled prior to relying on site size for adjustments. Property is listed as a foreclosure (REO), vacant at time of listing — overall maintenance condition should be confirmed via a fuller photo set or on-site inspection given the limited marketing photos provided. | Confirm final completed condition of interior finishes (flooring installation, countertop/backsplash completion, fixture installation) since photos only show a mid-construction state. Verify identity/ownership of faint background structures visible in Photos 1 and 2 (possible neighboring property). Confirm whether 'covered patio' in remarks refers to the front entry porch, the carport, or a separate rear patio area, as multiple covered outdoor spaces appear in photos. | — | Confirm ownership/boundary of the large white metal building visible behind the subject property — it may belong to a neighboring parcel rather than the subject. Verify whether the detached pavilion/carport structure and its built-in stone fire pit are included in the sale and appraised as site improvements. Confirm the safe/storm room's location and construction specifics, as it is not visible in any photo. | Structured field lists PARKING as 'Other (see remarks)' but no remarks text elaborates, and no garage, carport, or dedicated parking structure is visible in any photo \u2014 recommend confirming parking arrangement. ASSOCIATION/CONDO FEE field references 'Dock Maintenance,' implying a possible dock amenity, but no dock appears in photos or remarks \u2014 recommend confirming with listing agent whether a dock exists and whether it is private or shared. Small distant object visible near the property boundary in aerial Photo 32 could not be identified due to image resolution/distance; may be an unrelated neighboring structure. | Attached vs. detached status of the two-car garage is ambiguous from photos (breezeway connection) and should be confirmed for correct GLA/garage classification. Photo 2 shows a separate building with a vehicle parked near it across the street from the subject; unclear if this structure belongs to the subject parcel or a neighboring property — treat as neighbor's structure unless confirmed otherwise. Proximity to Morrilton Municipal Airport (visible in Photo 23) should be verified for potential noise/avigation easement influence on value. | Agent remarks note concrete has not yet been poured under the carport, indicating incomplete site improvement at time of listing - verify completion status as of closing. A structure visible in the far background of aerial Photo 2 (large gray building) appears to be beyond the marked property boundary and may belong to a neighboring parcel; low-confidence, should not be attributed to subject without confirmation. Confirm identity/size/permit status of the small shed visible in Photos 35, 36, 38, 44, and 46, as it is undocumented in structured fields or remarks. | — |
| Contradictions | — | — | Structured field lists Approx Acreage / Lot Dimensions as 4.06 acres (Source: Tax Records), while Public Remarks state the home sits on '4.5 acres' — a notable discrepancy that should be reconciled before relying on either figure for site valuation. | Public Remarks state 'durable LVP flooring throughout,' but all interior photos show bare/unfinished concrete slab flooring with no LVP visible. | — | — | — | — | — | — |