OfferContour
Buyer Offer Review
Report OC-SAMPLE-1042
Illustrative example — not an active listing
Human-reviewed
1428 Example Ridge Ct, Sample City, WA
Prepared for Sample Agent, Sample Brokerage (Washington)
Property Summary
- MLS number
- WA-0000000 (sample)
- Property type
- Single-family residence
- Bedrooms
- 4
- Bathrooms
- 2.5
- Square footage
- 2,310
- Lot size
- 7,405 sq ft
- Year built
- 2004
- HOA
- $45/mo — community landscaping
Pricing Snapshot
Current list price
$749,000
Original list price
$765,000
Days on market
21
Price per sq ft (list)
$324
Neighborhood median $/sq ft
$311
Offer deadline
Sunday, 5:00 PM
Property Strengths and Concerns
Strengths
- Well-maintained kitchen and primary bath updates completed within the last four years.
- Corner lot with usable, level yard — a differentiator against two competing listings.
- Newer roof (per MLS remarks) reduces near-term capital expense concerns.
- School attendance area is a consistent demand driver in the submarket.
Concerns
- List price sits roughly 4% above the strongest supported comparable adjustment set.
- Original flooring in bedrooms and a dated laundry area may draw buyer credit requests.
- No pre-inspection provided, so condition risk remains unquantified.
- One comparable sale closed with $12,000 in seller credits, which softens the headline price.
Comparable-Sales Table
| Address | Sold price | Sold | Sq ft | Bd/Ba | Reviewer notes |
|---|---|---|---|---|---|
| 1512 Example Ridge Ct | $735,000 | 6 weeks ago | 2,280 | 4/2.5 | Closest match; similar updates, smaller lot. |
| 908 Contour Ln | $742,500 | 9 weeks ago | 2,395 | 4/3 | Superior bathroom count; $12,000 seller credit at closing. |
| 2201 Sample Hollow Dr | $712,000 | 11 weeks ago | 2,190 | 3/2.5 | Inferior bedroom count and no yard improvements. |
| 1740 Ridgeview Way | $768,000 | 5 weeks ago | 2,460 | 4/3 | Larger, fully renovated; sets the upper boundary. |
Preliminary Fair-Value Range
$724,000 — $746,000
Range reflects adjusted comparable sales, condition differences and current absorption in the submarket. It is a preliminary analytical range, not an appraisal.
Three Strategy Options
Value-protected
$726,000
Anchors near the bottom of the supported range with a clean inspection contingency retained.
Trade-off: Lowest financial exposure; meaningful risk of being passed over if two or more offers arrive.
Balanced
$741,000
Sits inside the supported range, paired with a shortened inspection timeline and flexible closing date.
Trade-off: Competitive without exceeding value support; expect possible counter on credits or timing.
Competitive
$756,000
Above the supported range, offset by a limited appraisal-gap commitment and an early closing date.
Trade-off: Strongest positioning in a multiple-offer scenario; requires client comfort with paying above analytical support.
Suggested Opening Price and Walk-Away Ceiling
Suggested opening price
$741,000
Recommended walk-away ceiling
$758,000
Price-Versus-Terms Guidance
- Shortening the inspection period is frequently more persuasive than adding $10,000 to price in this submarket.
- A defined, capped appraisal-gap commitment reads as stronger than an open-ended waiver and limits client exposure.
- Matching the seller's preferred closing date can substitute for price when the seller has a purchase in progress.
- Avoid waiving contingencies your client does not fully understand; document every decision in writing.
Appraisal Risk
At $741,000 appraisal risk is moderate: two adjusted comparables support the value, one supports it only with credits removed. Above $752,000 risk becomes elevated and a gap commitment should be discussed explicitly with the client and lender.
Questions for the Listing Agent
- Have any offers been received, and is the seller reviewing on the stated deadline?
- Is a pre-inspection or seller disclosure package available to review before offers?
- Were seller credits or rate buy-downs included in recent comparable transactions in this community?
- Does the seller have a timing preference, rent-back need, or a contingent purchase?
- Are there known deferred maintenance items not reflected in the listing remarks?
Confidence Rating
Four closed comparables within one mile and twelve weeks, with consistent adjustment logic. Confidence is limited by the absence of an inspection and unverified interior condition.
Client-Ready Summary
Based on the information provided, this home is reasonably supported between $724,000 and $746,000. We recommend opening at $741,000 with a shortened inspection period and a flexible closing date, and holding a firm ceiling of $758,000. Above that point the price is no longer supported by recent comparable sales, and the additional cost is unlikely to be recovered at resale. Terms — timing and inspection structure — are our strongest levers in this negotiation.
Reviewer and Agent Notes
Reviewer notes
Adjusted 908 Contour Ln downward by the $12,000 credit before use. Excluded one sale on an arterial street as not comparable. Recommend requesting the disclosure package before finalizing terms.
Agent notes
Client confirmed comfort to $758,000 with a $10,000 capped appraisal gap. Will present the balanced strategy first.
OfferContour provides property decision-support information and does not replace a licensed home inspection, appraisal, legal advice, tax advice, lending advice, title review or other specialized professional service. Findings depend on the information available at the time of review, and no property value, condition, investment return, negotiation result or transaction outcome is guaranteed.