Executive Summary
Offer Guide Strategy for 5 OfferGuide Ave
Independent analysis combining county assessments, neighborhood comps, appreciation trends, and market data to help you make an informed offer.
Summary Numbers
- List Price
- $510,000
- Fair Market Value
- $460,000
- Recommended Offer
- $460,000
- Negotiation Range
- $50,000 · 10.9%
Data Quality Score
Good data coverage with some gaps. Treat this as a strong guide, not a guarantee.
Offer Strategy
Understanding the Negotiation Range
The OfferGuide Principle: Four Pillars of Value
As a core component of The OfferGuide Principle, your goal is to navigate between four key data points. Your ideal offer lands somewhere in this range, informed by all four pillars:
Pillar 1: County Assessment
The fundamental baseline—what the county's independent assessment says the property is worth.
Pillar 2: Appreciation Baseline
What the property should be worth based on its last sale price grown at the regional appreciation rate.
Pillar 3: Comparable Sales
What similar nearby homes have actually sold for—reflecting current market sentiment.
Pillar 4: List Price
The seller's asking price—your starting point for negotiation, not necessarily fair value.
Your negotiation range: You may not offer at Pillar 1, but that's your anchor—the closer you get, the better positioned you are. The data in this report helps you find the right balance between all four pillars.
Negotiation Range Analysis
$50,000 rangeNegotiation Opportunity: The $50,000 gap (10.9%) between fair market value and list price represents room for negotiation. This report helps you determine where in this range to position your offer.
Critical Insights & Risk Factors
- ✓Slow appreciation of 3.22%/year over 13.0 years suggests limited price growth in this area.
- ✓County-assessed market value: $445,750 | List price: $510,000 (+14.4% premium)
- ✓Neighborhood comps suggest $/sqft slightly below list price, indicating potential for negotiation
- ✓The property's extended days on market suggest room for price adjustment
Your Two Strategic Options
Option A
Fair Market Value Offer
$460,000
Option B
Competitive Offer
$485,000
Your Offer Options Visualized
Appraisal Gap Snapshot
How Far Is List Price From Estimated Appraisal?
Appraisal Gap Risk
High (+$50,000 · 10.9%)
Visual comparison of list price, estimated appraisal value, and your recommended offer path.
Value Analysis
Four Pillars of Value
County assessments, appreciation trends, neighborhood comps, and list price tell different stories. Understanding all four reveals your negotiation position.
County vs. Appreciation Baseline vs. Market vs. List Price
Pillar 1: County Value
$387,750
What the county thinks it's worth
Pillar 2: Appreciation Baseline
$431,740
2015 sale price ($249,000) grown at 5.5% SC avg (+11.3% above county)
Pillar 3: Comp Value
$439,000
What recent buyers paid (+13.2% above county)
Pillar 4: List Price
$510,000
What seller wants you to pay (+31.5% above county)
Fair Market Value
$460,000
Balancing the county-assessed value of $445,750, the appreciation baseline of $431,740, and the comps ranging from $370,000 to $497,000, a fair market value of $460,000 is suggested. This considers the property's good condition and neighborhood quality.
Data Foundation
Historical Data & Market Context
Tax assessments, previous sales, and neighborhood comps provide the foundation for our value analysis.
Previous Sale History
How This Home Has Traded Over Time
Sep 2002
Sold for $165,000
Jul 2004
Sold for $235,000
Sep 2015
Sold for $249,000
Most recent recorded sale. The current list price and estimated appraisal build off this history.
Data Sources & Quality
Tax Assessment History
5 years of tax data provided by user
Previous Sales
3 sales provided by user spanning 13.0 years
Appreciation Trend
3.22% annually (high confidence)
Market Context & Timing
Days on Market
60
The property has been on the market for over 60 days, suggesting it may not be priced optimally.
Price / Sqft
$212.5
List price per square foot
Price Changes
None
Original list price maintained
Market Temperature
🌤️ Warm Market
The market is warm, indicating moderate buyer interest and potential competition.
The property has been on the market for over 60 days, suggesting it may not be priced optimally.
Comparable Sales Analysis
34 Sorento Blvd, Hanahan, SC 29410
2,146 sqft · 2025-01-16 · Within 0.5 miles (user-provided)
Sold: $370,000
$/sqft: $172
4 Genoa Ct, Hanahan, SC 29410
1,838 sqft · 2025-09-25 · Within 0.5 miles (user-provided)
Sold: $497,000
$/sqft: $270
26 S Basilica Ave, Hanahan, SC 29410
2,100 sqft · 2024-02-27 · Within 0.5 miles (user-provided)
Sold: $450,000
$/sqft: $214
Price Comparison
Comparing nearby sales to help you understand the property's value position
Independent Recommendation
Your Data-Backed Path Forward
Based on independent analysis of county records, comps, and market data.
OfferGuide Recommendation: Option A · Fair Market Value Offer
Offer A, at $460,000, represents a fair market value that balances historical appreciation, tax assessment, and recent comps. This offer also allows room for negotiation in a warm market.
Prepare to justify the offer using data points like county assessment and appreciation trends.
If multiple offers appear: If multiple offers are expected, be prepared to increase the offer slightly or make concessions to stand out.
Informed Decision Framework
If you choose to offer above fair market value ($50,000 premium), consider these factors:
- •Plan to hold 7+ years: Time smooths out short-term price differences through appreciation
- •Have appraisal gap reserves: Be prepared to cover $50,000 in cash if appraisal comes in at fair market value
- •Understand opportunity cost: $50,000 could earn ~$3,500/year in index funds at 7% returns
- •Accept refinance limitations: Limited equity gain may restrict refinancing options for 3-5 years
Negotiation Playbook
Your Step-by-Step Strategy
Concrete tactics for opening, countering, and knowing when to walk away.
1Opening Offer Terms
Earnest Money
$5,000 - a moderate amount to show serious intent without overcommitting
Seller Credits
None - unless inspection reveals required repairs
Inspection Period
10 days - allows ample time for thorough evaluation
Closing Timeline
30-45 days - aligns with typical market expectations and provides flexibility
Additional Strategy
Include a brief personalized note expressing interest in the community
2Seller Response Scenarios
Scenario A
Counter at $500,000
Consider negotiating towards $480,000, emphasizing the property's good condition and market data supporting your offer.
Scenario B
Counter at $495,000
Respond with $475,000, highlighting comparative sales and potential for cosmetic upgrades.
Scenario C
Seller accepts your offer
Proceed with due diligence and ensure a thorough inspection to confirm property condition.
Scenario D
Seller rejects without counter
Re-evaluate your maximum willingness to pay and consider if this property aligns with your priorities.
3Post-Inspection Leverage
Use inspection findings as a second negotiation point—not just risk mitigation.
- •Negotiate repairs or credits based on inspection findings
- •Reassess offer if significant issues arise
- •Consider alternative properties if inspection reveals major concerns
- •Ensure appraisal aligns with offer to avoid financing issues
4Walk-Away Signals
If multiple signals appear, it's time to protect your future self and move on.
- ⚠Appraisal significantly below offer price
- ⚠Unexpected repair costs beyond budget
- ⚠Inflexibility on negotiation terms
- ⚠Emergence of better opportunities
- ⚠Changes in personal or financial circumstances
Maximum Walk-Away Price
$485,000
The walk-away price aligns with the competitive offer, suggesting appraisal risk if exceeding this amount significantly.
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Analysis powered by The OfferGuide Principle™.
Proprietary Methodology: This report utilizes the Four Pillars of Value™ framework to identify market premiums and appraisal gap risks.
Legal Notice: This is a strategic negotiation tool, NOT a licensed appraisal or a guarantee of loan approval. OfferGuide is not responsible for the final purchase price or lending decisions. Use of this report acknowledges that all input data was user-provided.
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