Ask

$259,900

$158/sqft

Bid $

$202,417

Max bid / MAO

Room

~$57,483 over max bid · 22% of ask

vs max bid

Verdict

BID TARGET

Negotiate to $202,417

Rehab

$41,200

$25/sqft

ARV

$318,249

Clearance (C) — bid physics. C = Bid $ ÷ Ask. We don't mint fake CLEARS. CLEARS · BID TARGET · WALK

Free: tape numbers + 3 Bid Checks/mo. Pro $15/mo: unlimited Bid Checks · streets + Deal Architecture.

Deal Architecture · Pro

Bid $ $202,417 · Ask $259,900

Walk-away max bid is free above — same math as the Bid/Pass Tape. Live waterfall, health, controls, and rehab bands unlock with Pro. We do not show a hollow OUR EDGE with empty dashes.

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Flip math

Value-add ARV

ARV = adjusted list + (rehab × 1.5) · zip avm

Implied ARV $/sqft
Subject sqft	1648 sqft
ARV	$318,249
List	− $259,900
Rehab	− $41,200
Gross profit	$17,149

Contextual market baseline

Sold comps for neighborhood context — not the ARV formula · 3 sales · last 6 mo · zip 23601

Street locked · 23601 · SINGLE_FAMILY $295,000 · 1657 sqft

Street locked · 23601 · TOWNHOMES $315,000 · 1613 sqft

Street locked · 23601 · SINGLE_FAMILY $300,000 · 1704 sqft

Net pro forma

Includes closing costs & 4.33-month carry

Buy closing (2%)	$5,198
Holding carry	$10,316
All-in capital	$316,614
Sell costs (6%)	− $19,095
Net proceeds	$299,154
Net profit	$-22,085

Photo triage & rehab band

Condition triage

Library estimate

No contractor assessment on file for this listing.

ML baseline rehab: —

Baseline notes

Investor scope checklist

▸Kitchen cabinets/counters are primary value-add
▸Flooring and paint drive resale perception
▸Exterior curb appeal strongly impacts ARV
▸Mechanicals assumed functional; verify on inspection

Renovation budget

Total: $41,200

Renovation Budget (estimated) $41,200

Rehab from historical Condition Tier $/sqft band × subject sqft — not vision-invented GC quotes. Verify with a licensed contractor before closing.

Neighborhood & Apex

Trajectory: Stable

No enrichment data.

Apex breakdown

Threshold 85+ = Apex Hot

profit margin

40/100

35% weight

hidden repair risk

100/100

25% weight

neighborhood trajectory

60/100

25% weight

condition

50/100

15% weight

Beds: 3
Baths: 2.0
Sqft: 1648
Zip: 23601

Ask$347,400

Bid $—

Room—

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