Ask

$278,700

$219/sqft

Bid $

$175,326

Max bid / MAO

Room

~$103,374 over max bid · 37% of ask

vs max bid

Verdict

WALK

Pass at list

Rehab

$86,854

$68/sqft

ARV

$187,646

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 $ $175,326 · Ask $278,700

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	1270 sqft
ARV	$187,646
List	− $278,700
Rehab	− $86,854
Gross profit	$-177,908

Contextual market baseline

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

Street locked · 78852 · SINGLE_FAMILY $269,000 · 1247 sqft

Street locked · 78852 · SINGLE_FAMILY $194,900 · 1196 sqft

Street locked · 78852 · SINGLE_FAMILY $142,452 · 1181 sqft

Net pro forma

Includes closing costs & 2.08-month carry

Buy closing (2%)	$5,574
Holding carry	$6,970
All-in capital	$378,098
Sell costs (6%)	− $11,259
Net proceeds	$176,387
Net profit	$-67,425

Photo triage & rehab band

Condition triage

Library estimate

No contractor assessment on file for this listing.

ML baseline rehab: $86,854

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: $86,854

Kitchen — Full Replacement $48,000

Bathroom — Full Renovation $18,000

Interior Paint (1,270 sqft × $3.00) $3,810

Flooring — Hardwood Refinish (1,270 sqft × $4.50) $5,715

Contingency (15%) $11,329

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: 3
Baths: 3.0
Sqft: 1270
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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