Ask

$389,900

$209/sqft

Bid $

$274,191

Max bid / MAO

Room

~$115,709 over max bid · 30% of ask

vs max bid

Verdict

WALK

Pass at list

Rehab

$92,020

$49/sqft

ARV

$276,117

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 $ $274,191 · Ask $389,900

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	1869 sqft
ARV	$276,117
List	− $389,900
Rehab	− $92,020
Gross profit	$-205,803

Contextual market baseline

Sold comps for neighborhood context — not the ARV formula · 3 sales · last 6 mo · zip 78852

Street locked · 78852 · SINGLE_FAMILY $335,500 · 1837 sqft

Street locked · 78852 · SINGLE_FAMILY $395,000 · 1835 sqft

Street locked · 78852 · SINGLE_FAMILY $355,000 · 2032 sqft

Net pro forma

Includes closing costs & 2.42-month carry

Buy closing (2%)	$7,798
Holding carry	$10,691
All-in capital	$500,409
Sell costs (6%)	− $16,567
Net proceeds	$259,550
Net profit	$-64,013

Photo triage & rehab band

Condition triage

Library estimate

No contractor assessment on file for this listing.

ML baseline rehab: $92,020

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: $92,020

Kitchen — Full Replacement $48,000

Bathroom — Full Renovation $18,000

Interior Paint (1,869 sqft × $3.00) $5,607

Flooring — Hardwood Refinish (1,869 sqft × $4.50) $8,410

Contingency (15%) $12,003

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

15/100

35% weight

hidden repair risk

100/100

25% weight

neighborhood trajectory

60/100

25% weight

condition

50/100

15% weight

Beds: 4
Baths: 3.0
Sqft: 1869
Zip: 78852

Assigns Condition Tier 1–4 from listing photos (gut / heavy / cosmetic / turnkey). Rehab $ comes from historical tier bands — not photo guessing. Usually ~30–90s.

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