Research note
04 - Financials
5707 Scenic Ave - Financials
Purchase / value picture
- Most recent sale: $255,000 on 2024-09-03
- County full market value: $254,098
- County assessment: $155,000
Interpretation
The county's equalized market estimate and the 2024 sale price are almost identical. That means:
- the 2024 sale does not look obviously inflated based on county data
- this is not currently screaming "wildly overbought" from assessment evidence alone
Important caution: reassessment risk
Because assessment ($155,000) is far below equalized market value / actual sale value (~$255,000), a future reassessment could push taxes higher.
Taxes
Known taxes
- 2025 county: $2,472.37
- 2025 school: $3,138.43
- 2025 total known: $5,610.80
- 2026 county: $2,533.97
Practical note
Use ~$5.6k current annual taxes as the floor, not the ceiling.
A reassessment could move that meaningfully upward.
Cost items that matter most here
Because same-area commute / school / community fit are already solved, the cost focus should be:
- tax trajectory
- major capital systems
- historic-property compliance costs if applicable
- insurance
Big-ticket risk items to price mentally before offer
- roof replacement
- heating system replacement / upgrade
- electrical modernization if needed
- masonry / brick / porch preservation work
- basement moisture / drainage corrections
- insurance premium if historic or flood-sensitive
Best use of this file
This file should support your offer math once inspections and title/flood answers arrive. Right now it says:
- purchase price was market-aligned in 2024
- taxes are manageable but likely not static
- condition risk matters more than abstract area-market theory
Offer submitted (March 2026)
- Initial offer price: $317,000
- List price at time of offer: $339,900
- Counter / agreed price: $339,900 (pending signed contract)
- Prior recorded sale: $255,000 (2024)
- Assessment: $155,000
- Structure of offer: conventional financing, $20,000 down, inspections waived, no contingencies, buyer covers up to $1,000 in lender-required repairs, May 22 2026 target closing