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✦ Sample Report Summary ✦

1247 Elm Creek Dr · Springfield, OH 45505 · Purchase Appraisal
Live Example
🏠 Property Overview
📊 Value Range
🔑 Report Scorecard
◉ AI Deep Analysis
📈 Market Trends
1247 Elm Creek Dr
Purchase Appraisal
1247 Elm Creek Dr
Springfield, OH 45505 · Ranch · Built 2002 · C3/Q3
3 bed · 2 bath · 1,420 sq ft · 0.18 ac lot
$287,000
$202/sqft · Effective Date 04/10/2026
🚨 $7,000 GAP
Appraised $287K vs. Contract $294K
⚠ ROV Opportunity
Value lands in bottom 30th percentile of range
AI Report Grade
B-
Issues found. Reconsideration possible.
2 Red Flags 3 Warnings 1 Data Issue
6
Comps Used
24%
Max Net Adj
4.2mi
Farthest Comp
14mo
Oldest Comp
📊 Comparable Value Range Analysis
This is the most important section in your report. Each bar below shows where your property's value falls relative to the comparable sales the appraiser used. If your property lands near the lower end of these ranges, you may have strong grounds for a Reconsideration of Value — the appraiser may have underweighted favorable comps or ignored time adjustments.
Primary Comps — C1, C2, C3
These are the appraiser's three hand-picked comps — the ones that carried the most weight in setting your final value. Where your property lands on this bar is the single most important data point for an ROV. If the subject marker is at or below the midpoint, the appraiser likely had room to value higher.
$279K – $291K
$12,000 spread
C1
C3 ⚠
◆
SUBJ
C2
$279K
219 Oak Ln · 0.3mi
$281K
24% net adj
$287K
67th %tile of range
$291K
483 River Rd · 0.6mi
Low: $279,000Subject lands at 67th percentile of primary comp rangeHigh: $291,000
Supporting Comps — C4, C5, C6
These secondary comps give context but are considered less reliable — they may be farther away, older sales, or have higher adjustment percentages. If your subject lands closer to the high end here, it signals the supporting data supports a higher value than what the primary comps alone produced.
$268K – $299K
⚠ 2 flagged comps
C5 🚨
C6
◆
SUBJ
C4 🚨
$268K
416 Cedar Run · 14mo
$276K
104 Spruce Ct
$287K
61st %tile of range
$299K
2201 Pine Blvd · 4.2mi
Low: $268,000⚠ Subject at 61st percentile — ROV may push toward upper endHigh: $299,000
All Comps Combined — C1 through C6
The full picture — every comparable sale the appraiser considered, shown on one bar. This is the broadest view of market value for your neighborhood. A subject property that clusters below the midpoint of the full comp universe is a strong signal the appraised value may be conservative and worth challenging.
$268K – $299K
$31,000 total spread
C5🚨
C6
C1
C3⚠
◆
SUBJ
C2
C4🚨
$268K
$276K
$279K
$281K
$287K
61st %tile · ALL COMPS
$291K
$299K
Low: $268,000 ◆ Subject $287K — 61st percentile of full comp range · ROV may push higher High: $299,000
🔑 Report Scorecard
2 Critical 3 Warnings 2 Notes
Severity
Category
Finding
Impact
🚨CRITICAL
COMP DISTANCE
Comp 4 is 4.2 miles away — outside acceptable range. A closer sale at 0.8mi was skipped.
Loan Risk
🚨CRITICAL
NET ADJUSTMENT
Comp 3 net adj is 24% — Fannie Mae flags anything above 15%. This is an underwriter review trigger.
Delay Risk
⚠️WARNING
COMP AGE
Comp 5 is 14 months old — AI found 3 fresher sales within 0.5mi all closing higher.
Value Risk
⚠️WARNING
NARRATIVE
Forbidden phrase "pride of ownership" detected + 2 spelling errors. Can trigger lender revision request.
Revision Risk
⚠️WARNING
DATA CONFLICT
Narrative says "strong buyer demand" — but adjustment grid shows DOM up 18%. Direct contradiction.
Credibility
ℹ️NOTE
CONDITION
GLA reconciliation missing — C3/Q3 effective age not cross-checked against comp condition ratings.
Low · ROV Use
ℹ️NOTE
CONTRACT GAP
Appraised $287K is $7,000 below contract ($294K). Financing at risk without ROV or price reduction.
Financial
◉ AI Deep Analysis — Appraisal Intelligence Engine
Pattern-matched against 847,000 appraisals · Fannie/Freddie/FHA guidelines · Springfield OH market data
5 Issues Found
🔴 Critical · Comp Proximity
Comp 4 Is 4.2 Miles Away — AI Found a Closer Match
Confidence: 97%
What AI Found
4.2 miles exceeds the typical 1-mile radius for this Springfield neighborhood type. The appraiser skipped 347 Maple Ridge Ct — just 0.8mi away, same ranch style, same year built, sold at $289K.
Why It Matters
Closer comps carry more statistical weight. Replacing C4 with a 0.8mi match could shift the final value upward by $2K–$5K — strengthening an ROV argument directly.
ROV Impact:
HIGH
🔴 Critical · Adjustment Compliance
Comp 3 Net Adjustment 24% — Fannie Mae Threshold Exceeded
Confidence: 99%
What AI Found
Comp 3 carries a 24% net adjustment — 9 points above Fannie Mae's 15% guideline. This is a hard review trigger that underwriters and AMCs flag automatically.
Why It Matters
The appraiser must either justify the 24% in writing or swap this comp. Unresolved, it can stall or kill your closing. The ROV letter should cite this directly.
ROV Impact:
VERY HIGH
🟡 Warning · Comp Currency
Comp 5 Is 14 Months Old — 3 Fresher Sales Were Available
Confidence: 94%
What AI Found
416 Cedar Run closed Feb 2025 — 14 months before the effective date. AI identified 3 comparable sales within 0.5mi in the last 90 days, all at $283K–$292K.
Why It Matters
Stale comps anchor value to an older market. With appreciation running at 8.6%, using a year-old sale instead of a fresh one can suppress the final value by $3K–$8K.
ROV Impact:
MODERATE
🟡 Warning · Language
Forbidden Phrase + 2 Spelling Errors
What AI Found
"Pride of ownership" is explicitly banned by Fannie/Freddie — it implies subjective appraiser bias. Plus 2 spelling errors that can be cited by lenders to request a revision.
ROV Impact:
MODERATE
🟡 Warning · Contradiction
Commentary vs. Grid — Internal Conflict Detected
What AI Found
Narrative claims "strong buyer demand" — but the grid shows DOM up 18%. AI pattern-matched this as a contradiction that reviewers, underwriters, and attorneys flag routinely.
ROV Impact:
MODERATE
📈 Local Market Intelligence — Springfield, OH · Last 12 Months
Median Sale Price
$291K
↑ +8.6% / 12 months
Apr '25 $268K Apr '26 $291K
Days on Market
19 Days
↓ Down from 42d (fast)
Apr '25 42d Apr '26 19d
Avg Price / Sq Ft
$198
↑ +11.2% year-over-year
Apr '25 $178 Apr '26 $198
List-to-Sale Ratio
99.4%
Sellers getting near full ask
Apr '25 96.8% Apr '26 99.4%
47
Local Sales
↑ +14% YoY
19
Avg DOM
↓ Down from 42
+8.6%
Appreciation
12-month window
99.4%
List/Sale Ratio
Strong seller market
$198
Avg $/Sq Ft
↑ +11.2% YoY
12
Active Listings
Low inventory
🔬 Adjustment Benchmarking — vs. 47 Local Appraisers
Extra Bathroom — Below Market Rate
This appraiser used $3,500/bath. Local median across 47 appraisers is $7,200/bath — a $3,700 gap that suppressed the final value.
This appraisal$3,500
Local median (47 appraisers)$7,200
$3,700 gap per bath · potential upward impact on final value
GLA (Size) Adjustment — Below Typical
This appraiser used $45/sqft for GLA. Area median is $62/sqft — using the lower rate compresses value differences between subject and comps.
This appraisal$45/sqft
Local median (47 appraisers)$62/sqft
$17/sqft gap · could affect comparability weighting in ROV
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Full AI analysis · All flags · 3 comp range bars · Adj benchmarking · Market data · ROV draft · Exportable report
↑ Simulated example with realistic appraisal data for illustration purposes only.
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