Confirm parcel, unit, and listing identity
Address-only matching can select the wrong parcel or unit.
Who verifies itBuyer + title or listing professionalBefore: offer
At a glance
What matters for this home
The essential numbers and unresolved checks are shown first. Everything technical is grouped under Evidence and sources.
Current asking price$485,000Sourced listing fact
Closed sales found6Individually qualified records
Known initial cash$109,610–$124,160Before unverified charges or repairs
Do these first
Checks before you commit
The three highest-priority checks are open below. Complete them before the deadline shown.
Complete a professional property inspection
Listing photos cannot establish structural, roof, electrical, plumbing, or hidden condition.
Who verifies itLicensed home inspectorBefore: inspection contingency removal
Verify title, liens, permits, easements, and HOA records
Software evidence is not a title commitment or municipal lien search.
Who verifies itTitle company or real-estate attorneyBefore: title contingency removal
Show 3 more checks
Obtain a property-specific bindable insurance quote
Hazard scores do not prove coverage availability, premium, deductibles, or exclusions.
Who verifies itLicensed insurance agentBefore: insurance contingency removal
Keep appraisal and financing protections
A lender may value the property below the agreed price or change available terms.
Who verifies itLender + licensed appraiserBefore: appraisal and financing contingency removal
Review schools, local safety, transport, and the area in person
Twellie does not currently provide a complete, decision-grade neighborhood profile.
Who verifies itBuyer + official local sourcesBefore: Offer contingency removal
Price evidence
Nearby closed sales
Use these recorded sales as reference points. Twellie does not turn them into an automated home value.
555 Maple Dr3 bd · 2.5 ba · 2,150 sqft
Sold$498,000
Date2026-02-01
Distance0.35 mi
222 Birch Way4 bd · 3.0 ba · 2,400 sqft
Sold$530,000
Date2026-01-28
Distance0.90 mi
456 Oak Ave3 bd · 2.0 ba · 2,050 sqft
Sold$472,000
Date2026-01-15
Distance0.30 mi
Show 3 more closed sales
789 Elm St4 bd · 2.5 ba · 2,300 sqft
Sold$510,000
Date2025-12-08
Distance0.45 mi
321 Pine Rd3 bd · 2.0 ba · 1,900 sqft
Sold$445,000
Date2025-11-22
Distance0.60 mi
900 Cedar Ln3 bd · 2.0 ba · 2,000 sqft
Sold$462,000
Date2025-10-15
Distance0.80 mi
Ownership costs
Cash and monthly planning
Planning estimates only. Confirm the final loan, tax, insurance, HOA, utility, and repair numbers before relying on them.
Closing costs$9,700–$24,250Estimated range
Down payment$99,910Based on the modeled scenario
Known initial cash$109,610–$124,160Excludes repairs and unverified charges
20.6%
Mortgage, tax, maintenance, HOA
$4,005/moMortgage, tax, maintenance, HOA
4 cost inputs still need confirmation. Get property-specific figures before removing finance, insurance, or inspection protections.
Evidence and sourcesProperty records, timelines, assumptions, methodology, and provider notices
Listing record
Current asking-price evidence
The asking price is a sourced listing fact, not Twellie's opinion of value.
Current asking price$485,000Traceable listing or buyer-confirmed ask.
Four core source checks
Core evidence coverage
These checks show whether the dossier matched the subject, current listing, property facts, and relevant closed sales. Gaps remain concrete follow-up actions.
Property identity
Traceable evidence is present.
MockGeocodingAdapter, demo_county_assessor · Jul 27, 2026Current asking price
Traceable evidence is present.
demo_listing · Jul 27, 2026Core property facts
Traceable evidence is present.
demo_listing · Jul 27, 2026Comparable sales
Traceable evidence is present.
MockCompsAdapterMatched subject record
Property identity and listing facts
Every displayed value carries its provider source and retrieval time.
Confirm the legal description and unit with title records.
Source: MockGeocodingAdapter, demo_county_assessor · retrieved Jul 27, 2026 · MatchedIdentity check: Match the parcel/APN, unit, legal description, and physical property against the contract and title commitment before relying on any other section.
Listing-side history
Price and status timeline
This is the listing provider’s event history. It may omit private listings, withdrawn listings, corrections, or off-market transactions.
Source: demo_listingRetrieved Jul 27, 2026Provider history · not a recorder search
| Date | Provider event | Recorded price | Evidence label |
|---|---|---|---|
| Apr 08, 2026 | Reduced | $499,000 | Provider record |
| Feb 27, 2026 | Listed | $510,000 | Provider record |
| Jul 02, 2024 | Listed | $525,000 | Provider record |
An empty interval does not establish that the property was never marketed. Confirm material listing changes with the listing agent and MLS records.
Prior transfer context
Provider-recorded sale history
These events help orient prior sale timing and price. They are not a legal chain of title.
Source: demo_county_assessorRetrieved Jul 27, 2026Unverified provider history
| Date | Provider event label | Reported sale price | Source | Verification |
|---|---|---|---|---|
| Jun 22, 2018 | Warranty Deed | $310,000 | demo_county_assessor | Title check required |
| Apr 14, 2009 | Warranty Deed | $192,500 | demo_county_assessor | Title check required |
Assessment record
Property assessment and tax details
Each value has traceable provenance. Assessed value is not market value.
Verify the current bill, exemptions, delinquency, special assessments, and post-transfer reassessment directly with the taxing authority and closing professional.
Comparable-sale ledger
Qualified closed-sale records
These are recorded sale facts with source references. Twellie does not publish model rankings, adjustments, adjusted prices, or an automated value conclusion.
| Comparable | Sale date | Distance | Recorded sale |
|---|---|---|---|
| 555 Maple Dr 3 bd · 2.5 ba · 2,150 sqft Illustrative demo sale |
2026-02-01 | 0.35 mi | $498,000 |
| 222 Birch Way 4 bd · 3.0 ba · 2,400 sqft Illustrative demo sale |
2026-01-28 | 0.90 mi | $530,000 |
| 456 Oak Ave 3 bd · 2.0 ba · 2,050 sqft Illustrative demo sale |
2026-01-15 | 0.30 mi | $472,000 |
| 789 Elm St 4 bd · 2.5 ba · 2,300 sqft Illustrative demo sale |
2025-12-08 | 0.45 mi | $510,000 |
| 321 Pine Rd 3 bd · 2.0 ba · 1,900 sqft Illustrative demo sale |
2025-11-22 | 0.60 mi | $445,000 |
| 900 Cedar Ln 3 bd · 2.0 ba · 2,000 sqft Illustrative demo sale |
2025-10-15 | 0.80 mi | $462,000 |
Displayed 6 individually source-qualified closed sales. Use public links where available; otherwise use the provenance reference when contacting support, then independently verify the sale before relying on any one comp.
Ownership-cost plan
Planning estimates and stated assumptions
These are scenario estimates, not a loan estimate, insurance quote, tax bill, or HOA disclosure.
Modeled purchase price$485,000
Price basisAsking
Primary rate input6.500%
Cost confidenceLow
| Down payment | Loan | Rate | Term | Principal & interest | PMI |
|---|---|---|---|---|---|
| 21% · $99,910 | $385,090 | 6.500% | 30 years | $2,434/mo | $0/mo |
| Scenario | Mortgage | Tax | HOA | Maintenance | Utilities | Known subtotal |
|---|---|---|---|---|---|---|
| 20.6% | $2,434 | $578 | $0 | $606 | $388 | $4,005/mo |
Closing costs$9,700–$24,250
Down payment$99,910
Known initial cash$109,610–$124,160
Excludes repair quotes and provider-specific charges.
Tax assumption: No income tax — high property taxes compensate. $100K homestead exemption. 10% cap for homesteaded. Investment properties have NO cap and NO exemption. | Homestead exemption: $100,000 deducted from assessed value | Annual increase capped at 10.0% for owner-occupied | No state income tax — property taxes tend to be higher to compensate
Planning note: At asking price with 21% down at your approved 6.5% rate, the known modeled monthly subtotal is $4,005. Still missing: bindable insurance quote. Homestead exemption in TX saves ~$1,800/yr on property taxes.
Model assumptions
- Mortgage principal and interest use the stated rate, term, price, and down payment.
- PMI, transfer taxes, closing costs, maintenance, and utilities are planning estimates.
- Five-year projections assume zero home-price appreciation and are omitted when insurance or HOA is unknown.
Confirm before relying on the subtotal
- bindable insurance quote
- post-transfer property tax
- lender fees
- inspection repair costs
Verify before contingency removal: lender terms, property taxes after transfer, bindable insurance, HOA dues/assessments, utilities, maintenance, and closing cash.
Visible condition only
Listing-photo observations
Photo analysis cannot establish structural, roof, electrical, plumbing, moisture, pest, or concealed condition.
Evidence typeUnverified photo observations
Decision useInspection planning only
Observed renovation stateNo recent renovations identified
Professional inspectionRequired before reliance
Recorded visible observations
- Cracks in the foundation wider than 1/8 inch or showing displacement
- Vegetation or tree limbs in direct contact with the roof or siding
- Evidence of ponding water near the foundation perimeter
- Missing, loose, or damaged roof shingles or flashing
- Downspouts discharging water directly against the foundation wall
- Visible rot or significant deterioration of exterior wood components
- What is the estimated remaining service life of the roof covering?
- Are there signs of moisture intrusion or water staining on the exterior cladding?
- Is the foundation showing evidence of structural movement, such as stair-step cracking or bowing?
- Does the current grading provide adequate positive drainage away from the foundation?
Obtain written inspection or trade quotes; photo-derived dollar estimates are not published.
Treat every observation as unverified until a licensed inspector evaluates the property in person.
Scope boundary
What Twellie cannot verify for you
The prioritized buyer checklist appears at the beginning of this report. Licensed inspections, title work, insurance, appraisal, financing, and local due diligence remain outside an online evidence report.
Methodology and audit
How this report was produced
Use these populated identifiers when questioning a source, requesting support, or comparing a later report version.
Report ID16e9fb93-2055-4e01-b4dd-42325b57d277
Generated2026-07-27T10:33:26.931496+00:00
Report scopeevidence_dossier_v1
Data modeDemo
Property-data pipelinerentcast:property-data-v3
AI role: Software organizes source records and deterministic evidence checks; AI may record unverified photo observations but does not value the property.
This dossier is research support, not an automated valuation, offer recommendation, licensed appraisal, inspection, title commitment, legal opinion, tax advice, insurance quote, or loan approval.