Lumenstead
Property Intelligence Report Illustrative Sample Data

1482 Crestline Drive

Los Angeles, CA · 4 bd · 5 ba · 0.41 ac · Built 1987
Report 06 Oct 2026 · Updated 10:41 UTC · v3.2 · Seller interpretation
Data coverage
78%
3 sources unavailable
Modeled value
$4.42–4.71M
Not an appraisal
Material findings
2
1 conflict · 1 review
Recommended launch
$4.65M
Market test scenario

What buyers will discover

F-101 · Square FootageCONFLICT

Living-area discrepancy of 284 sf

Marketing materials state 4,126 sf. County records currently reviewed indicate 3,842 sf.

seller implicationBuyers and their appraiser will likely discover this. Unexplained, it weakens price per square foot defense.

ActionObtain permit final or assessor update; disclose reconciliation in listing package.

Review: pending
F-102 · PermitsREVIEW

Permit final requires verification

Permit record discovered for rear addition. Final inspection evidence has not yet been confirmed.

seller implicationAn open permit can delay escrow and invite credit requests.

ActionRequest permit history from the city; schedule final if open.

Review: escalated
F-103 · Listing HistoryVERIFIED

Prior listing withdrawn after 96 days

Prior listing remained active for 96 days before withdrawal in 2021.

seller implicationLaunch price discipline matters; avoid repeating an extended market test.

ActionLaunch within modeled range; prepare a narrative on improvements since 2021.

Review: not required
F-104 · HazardsCORROBORATED

Insurance review recommended

Property sits in a Very High Fire Hazard Severity Zone per sample hazard dataset.

seller implicationBuyers may require an insurance contingency, lengthening timelines.

ActionGather defensible-space documentation and prior insurance history.

Review: approved
F-105 · OwnershipVERIFIED

Title vesting consistent

Grant deed vesting matches seller identity in records reviewed.

seller implicationNo action required before listing.

ActionNone.

Review: not required

Property history

  1. 1987 · S-01
    Construction
    Original residence completed
  2. 2012 · S-01
    Permit · Re-roof
    Class A roof, finaled
  3. 2014 · S-07
    Ownership transfer
    Grant deed to current trust
  4. 2015 · S-01
    Permit · Pool
    Pool & spa, finaled
  5. 2019 · S-04
    Permit · Addition
    Rear addition issued, final not located
  6. 2021 · S-03
    Listing withdrawn
    96 days on market, withdrawn
  7. 2026 · S-02
    Current transaction
    Property Intelligence Report generated · offers received

Permit intelligence

B19-0442AdditionRear single-story addition, 284 sf2019-03-02Final: Not locatedREVIEW
Anomaly for verification — Permit-final evidence missing
E17-1188ElectricalService upgrade to 400A2017-06-14Final: 2017-07-30VERIFIED
P15-0921PoolIn-ground pool and spa2015-04-10Final: 2015-09-02VERIFIED
R12-3310Re-roofClass A roof replacement2012-10-01Final: 2012-11-12CORROBORATED

Square-footage reconciliation

County / Assessor
3,842
Current MLS / Marketing
4,126
Prior MLS (2021)
4,100
Seller input
4,126
Architectural plans
4,126
Appraisal (2021)
4,118
Inspection
—
Permit documents
284*

* Permit documents describe the addition only (284 sf).

Reported living area
4,126 sf
Evidence range
3,842–4,126 sf
Reconciled figure
Pending review
Reviewer status
Assigned · M. Hale
Volume comparison
Assessor 3,842
+284

Lumenstead never silently chooses a figure. The reconciled area is set only after qualified review.

Hazards & insurance readiness

Wildfire
Verify with insurer
Flood
No known issue from sources reviewed
Seismic
No known issue from sources reviewed
Landslide
Coverage data unavailable

Insurance readiness does not represent insurability. No authorized insurance source is connected.

Valuation intelligence

Fast sale
$4.45M
P(sale) 92% · DOM 14 days
Recommended launch
$4.65M
P(sale) 78% · DOM 28 days
Market test
$4.79M
P(sale) 54% · DOM 52 days
Maximum price
$4.95M
P(sale) 31% · DOM 75+ days

Expected market value $4.56M · confidence range $4.42–4.71M.

Market intelligence, not a licensed appraisal.

Comparables

Subject area basisIndicated value $4.40M · $1146/sf adj.
1510 Crestline Dr0.1 mi2026-07$4.58M3,990$1148Renovated · City · pool-40K$4.54M
1377 Summit Ridge0.4 mi2026-05$4.31M3,720$1159Original · Canyon · pool+190K$4.50M
1622 Oak Glen Pl0.6 mi2026-08$4.89M4,300$1137Renovated · City · pool-310K$4.58M
1291 Vista Alta0.8 mi2026-03$4.47M3,880$1152Partial · None+80K$4.55M
Illustrative Sample Data

Offer intelligence

Offer A
Gross price
$4.72M
Down payment
20%
Financing
Conventional
Inspection
17 days
Appraisal contingency
Yes
Credits requested
None
Close
30 days
Rent-back
None
Closing confidence
72%
Risk-adjusted economic value
$4.61M

Appraisal gap exposure on a 284 sf discrepancy.

Offer BDecision support · leads
Gross price
$4.68M
Down payment
40%
Financing
Conventional · strong POF
Inspection
7 days
Appraisal contingency
Waived to $4.55M
Credits requested
None
Close
Flexible 21–45
Rent-back
14 days free
Closing confidence
93%
Risk-adjusted economic value
$4.64M

Lowest nominal price, highest closing confidence.

Offer C
Gross price
$4.75M
Down payment
10%
Financing
Jumbo · 45-day
Inspection
17 days
Appraisal contingency
Yes
Credits requested
$0.06M
Close
45 days
Rent-back
None
Closing confidence
58%
Risk-adjusted economic value
$4.58M

$60K credits requested; long financing timeline.

Why a lower nominal offer can win: Offer C's $4.75M falls to $4.58M after $60K credits and a 42% modeled failure risk on a jumbo 45-day timeline. Lumenstead never transmits or accepts a binding offer.

Illustrative Sample Data

Net proceeds

Gross sale$4,680,000
Transaction costs– $157,208
Mortgage payoff– $1,650,000
Estimated net
$2,872,792

Assumptions are user-entered estimates. Confirm fees and taxes with escrow and your licensed professional.

Recommended next actions

  1. 01Obtain permit final or assessor update; disclose reconciliation in listing package.
  2. 02Request permit history from the city; schedule final if open.
  3. 03Launch within modeled range; prepare a narrative on improvements since 2021.
  4. 04Gather defensible-space documentation and prior insurance history.

Methodology & limitations: Market intelligence, not a licensed appraisal. AI outputs are decision support and are routed for human review where classified. Lumenstead does not provide legal advice or bind any party.