Property Description:
This 3-bed, 2-bath, 1,161-sf 2010-built block home sits on a large 0.90-acre lot on Allen Ave – an area surrounded by acreage comps. Interior condition is unknown until Friday’s access, but based on seller notes and year built, expect light cosmetic updates. Delivered vacant and with keys available Friday at 10AM for walkthrough. Please RSVP if you are interested in joining us.
🛠️ Rehab Scope (Projected)
- Light-to-moderate cosmetic update depending on condition (paint, flooring, fixtures)
- Kitchen and bath refresh as needed
- Roof
- Exterior paint + light landscaping to maximize curb appeal on the large lot
- Deep clean and minor drywall/trim touch-ups
🟣 Comparable Sales (Acreage-Weighted)
- 7132 Holly Creek Rd – 4/2 | 1,276 sf | 7,294 sf lot | 2015 | $300,000 | $235/sf – Closest match in age, but sits on a tiny lot compared to subject’s
- 7425 Lake Mariel Ct – 4/4 | 3,030 sf | 1.41 acres | 2006 | $650,000 | $215/sf – Premium home; acreage influences value heavily but not directly comparable in size.
- 7838 Sloewood Dr – 3/2 | 1,980 sf | 1.03 acres | 1986 | $515,000 | $260/sf – Strong acreage comp. Older build, much larger, but supports the high ceiling for updated homes on land
- 7566 Lake Andrea Cir – 4/2 | 2,091 sf | 1.08 acres | 2006 | $600,000 | $287/sf – Acreage + modern era similar to subject but much larger in size.
- 7766 Lake Andrea Cir – 4/2 | 2,003 sf | 1.01 acres | 1990 | $590,000 | $295/sf – Another acreage comp showing the premium for lots >1 acre.
📈 ARV Conclusion
Subject is:
- Smallest home in the comp set (1,161 sf)
- Newest (2010)
- On ~0.9 acre, which strongly boosts valuation even though the home is smaller
Acreage comps range $515K–$650K+, but those houses are 2,000–3,000+ sf.
Adjusted down for size but supported by land value:
⭐ Projected ARV: $300,000 – $330,000 +/-