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Condition-adjusted value estimate
412 Oak St · Unit A
Walked and measured Mar 12 · baseline value supplied by you
Estimated as-is value$138,200 – 142,000Asking $145,000 · this is an estimate, not an appraisal
How the range was built
Baseline · $158,000. Your AVM pull, Mar 12 — source recorded. Distra never invents the anchor.
Size adjustment · −$10,700. Measured 1,724 sq ft against the claimed 1,850 (−126 sq ft × $85).
Cost to cure · −$5,300 to −$9,100. Four items, ranged below.
Computed deterministically · formula baseline_gla_condition_v1 · identical inputs, identical output
Lending flags — FHA/VA minimum property requirements
Peeling paint, garage door. An appraiser is required to flag it. 📷 2
Missing handrail, basement stairs. Same. 📷 1
Measured
Above-grade GLA: 1,724 sq ft, interior-measured. Typically 3–6% under the appraiser's exterior tape — the bias runs in your favor.
Finished basement: 610 sq ft. Reported separately — appraisers don't count it in GLA, so neither does this estimate.
"Third bedroom" doesn't qualify. 6'6" ceiling at the low side, no egress window — counted as a bonus room. The comp set is 2BR + bonus, not 3BR. 📷 2
Condition · C4
Rated on the UAD scale appraisers are required to use: adequately maintained, with visible deferred maintenance. Each rating cites its photos. 📷 6
Cost to cure
Replace Federal Pacific panel · $2,500–4,500 📷 2
Replace water heater (2009) · $1,600–2,200 📷 1
Paint + handrail (the two flags above) · $400–900 📷 3
Regrade NE corner, extend downspout · $800–1,500 📷 3
This is an estimate, not an appraisal. It was prepared using the measurement and condition standards appraisers use, but only a licensed appraiser can produce an appraisal. The range reflects planning uncertainty; every figure traces to a photo, a scan, or your stated baseline.
Measured, rated, and priced on site · confirmed line by line before it left