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Real Sophia Property Analysis

A real Sophia property analysis based on closed-sale comparable data. Certain identifying information may be modified or removed for privacy.

Methodology Transparency

Sophia explains how every valuation is calculated. No black-box estimates.

Generated using Sophia's latest Closed-Sale Valuation Engine™

Sophia Recommended ARV™ is based primarily on recently closed comparable sales that are intelligently weighted using:

  • Property similarity
  • Distance
  • Sale recency
  • Square footage
  • Bedrooms / Bathrooms
  • Property characteristics

Active market listings are displayed separately for market context only and are never used as the primary basis for Sophia Recommended ARV™.

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Subject Property

516 Reggie Rd, Winter Haven, FL 33884

4 bd · 3 ba2,109 sqftSingle FamilyCondition: Light RehabOn-Market
List Price: $325,000
Medium Confidence

Acquisition Strategy Report

Sophia's executive summary

The investor selected 2 closed comparable sales which produced a Sophia Recommended ARV™ of $300,036 against an automated market estimate of $324,000.

Using a $35,000 repair estimate and a $10,000 assignment fee, the resulting Maximum Allowable Offer (MAO) is $165,025, with a recommended opening band of $155,025 – $165,025 and a Potential Spread of $90,011.

The property is listed at $325,000 — approximately $24,964 above the Sophia Recommended ARV™ and $159,975 above the MAO — indicating the seller is currently priced outside the investor acquisition range.

Valuation confidence is medium: only two comparable sales were selected, so Sophia recommends verifying the selected comps' renovation level and similarity, confirming the on-site repair scope, confirming seller motivation and timeline, and validating current resale demand before finalizing an offer.

Sophia Recommended ARV™
$300,036
2 selected closed sales · medium confidence
Repair Estimate
$35,000
Light Rehab
MAO
$165,025
70% rule · $10,000 fee
Potential Spread
$90,011
ARV less repairs, fee, MAO

Closed Sales Comparables — Use for ARV

12 closed sales returned · 2 selected for valuation

AddressSale PriceSqFt$/SqFtDistDaysComp MatchSelected
1116 Tyler Loop, Winter Haven, FL 33884$280,0002,174$1290.20 mi8295.0% Used
628 Reggie Rd, Winter Haven, FL 33884$215,0002,109$1020.24 mi6094.0%Available
676 Reggie Rd, Lake Wales, FL 33859$335,0002,093$1600.35 mi16486.7% Used
368 Kayden Cv, Winter Haven, FL 33884$292,3002,112$1380.10 mi7578.7%Available
2154 Chris Dr, Winter Haven, FL 33884$268,9001,880$1430.47 mi1877.1%Available
1409 Austin St, Winter Haven, FL 33884$265,0001,933$1370.42 mi13772.3%Available
1029 Harold Pass, Winter Haven, FL 33884$328,0002,451$1340.13 mi17271.9%Available
2134 Chris Dr, Winter Haven, FL 33884$256,0002,112$1210.47 mi13971.3%Available
2102 Chris Dr, Winter Haven, FL 33884$260,8001,824$1430.47 mi1169.0%Available
2110 Chris Dr, Winter Haven, FL 33884$256,0002,112$1210.47 mi14567.7%Available
2122 Chris Dr, Winter Haven, FL 33884$257,5001,801$1430.47 mi14565.6%Available
1519 Jessica Blvd, Winter Haven, FL 33884$300,0002,326$1290.44 mi17362.8%Available

Sophia Recommended ARV™

Multi-signal valuation blend

  • Median selected comp sale$307,500
  • $/SqFt extrapolation (median $144)$304,592
  • Size-adjusted blend$300,036
  • Automated market estimate (reference only)$324,000
Sophia Recommended ARV™ sits 7.4% below the broader market estimate — reasonably aligned given only 2 selected comps. Market reference range: $296,000 – $352,000.

Offer Range & MAO

Built from the 70% rule

ARV × 70%$210,025
Less repairs−$35,000
Less assignment fee−$10,000
Maximum Allowable Offer$165,025
Recommended offer range: $155,025 – $165,025

Repair Estimate

Sophia scope · Light Rehab

Total estimated repairs$35,000

Sophia's "Light Rehab" baseline assumes cosmetic updates, paint, flooring touch-ups, and minor mechanical attention. Verify with on-site walkthrough and contractor bids before finalizing.

Supporting Factors

What strengthens this deal

  • Subject is a 4-bed, 3-bath single-family residence in Winter Haven listed on-market.
  • Both selected comparables are closed sales located within ~0.35 miles of the subject.
  • 12 qualifying closed sales were returned within 0.5 miles and 6 months, providing strong market depth for verification.
  • Selected comps bracket the subject on $/SqFt ($129 – $160), with the size-adjusted blend producing a defensible ARV.

Items Requiring Verification

Confirm before locking the offer

  • Confirm the renovation and finish level of each selected comparable — interior photos, scope of work, upgrades.
  • Verify the on-site repair scope and the $35,000 Light Rehab estimate through inspection and contractor bids.
  • Reconcile the $/SqFt spread between selected comps (20% variance — $129 vs $160) before finalizing ARV.
  • Validate current resale demand and days-on-market for renovated homes in the immediate neighborhood.

Negotiation Strategy

Sophia's recommended approach

  • Anchor discussions to the calculated MAO ($165,025) and the documented repair estimate ($35,000). Use MAO as the primary financial reference when explaining the offer rationale.
  • Open near the lower end of the provided offer band ($155,025) if initial seller flexibility is unknown; present the offer as cash/quick-close contingent on inspection to emphasize certainty.
  • If the seller resists a low cash offer, use the repair scope and comparables' renovation levels to justify price — request recent comp photos and permits to demonstrate basis for the MAO.
  • If seller needs time, offer a short, non-refundable earnest deposit with a defined close window to protect position; if seller wants more price, propose adjusting assignment fee rather than exceeding MAO.
  • Be prepared to pivot to an assignment/wholesale framing in negotiations given the ARV confidence warning and the large gap between list price and MAO.

Seller Discovery Questions

Surface motivation and timeline

  • Why are you selling and what is your ideal closing timeline?
  • Has the property been occupied or vacant, and are there tenants or occupants we need to coordinate with?
  • Have any major repairs or systems been updated recently (roof, HVAC, electrical, plumbing)? Any permits pulled?
  • Are there any liens, probate issues, or other title matters we should know about?
  • Have you received other offers, and what is your flexibility on price and terms?

Exit Strategy

How this deal can be resolved

  • Primary exits are likely assignment or wholesale if the seller accepts near the MAO.
  • A retail flip targeting the Sophia Recommended ARV™ should only be considered after confirming renovation scope, validating comparable finish levels, and obtaining reliable contractor bids and resale demand evidence.
  • Only two selected comps drive this ARV — Sophia recommends adding additional renovated closed-sale comps before committing to a retail-exit assumption.

Acquisition Summary

One-page recommendation

Recommended Action
Pursue with verification

List price is above the investor acquisition range — engage seller on motivation before committing.

Open At
$155,025

Bottom of opening band; anchored to MAO with room for inspection adjustments.

Walk Away Above
$165,025

Beyond MAO erodes the assignment spread.

This report is for investment analysis and educational purposes only. It is not an appraisal, broker price opinion, legal advice, financial advice, tax advice, or investment advice. Property and market data may be provided by third-party data providers. Verify all data independently before making investment decisions.

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