Auroch Veritas · property truth report

sample_property_packet

Source: sample_property_packet.pdf · packet packet_34a210f4b756 · provenance verified

material risk detected

21 cited property claims · material risk detected

claims total

material risks

comparables

22.40

valuation gap pct

0.73

mean confidence

Before Veritas

A glossy listing and a stack of PDFs the buyer must trust on faith.
Risks, valuation gaps, and disclosures are buried and unverifiable.

After Veritas

21 discrete property claims, each one tap from its source.
4 material risk(s) surfaced as buyer leverage.
Valuation gap: +22% vs assessed value.
Truth verdict: material risk detected.

Primary reasons

21 property claim(s): 5 fact(s), 4 material risk(s), 5 comparable(s), 1 disclosure(s).
Every claim is linked to a located source span (provenance invariant held).
Valuation: list $1,200,000 vs assessed value $980,000 (+22% vs assessed value).

Flags

4 low-confidence claim(s) below 0.70
1 seller disclosure(s) present — verify against findings

Property Facts

Address: Property Address: 742 Evergreen Terrace, Springfield
Parcel/APN: APN: 18-25-403-012
MLS: MLS#: SPR-2026-44817
Beds: Beds: 4 bedrooms
Baths: Baths: 2.5 bathrooms
Sq ft: Living area: 2,860 sq ft
Lot size: Lot size: 0.34 acres
Year built: Year built: 1972
Listing price: $1,200,000
Assessed value: $980,000
Annual tax: $14,200

Risk Flags

Moisture (high): “Basement: Moisture and water intrusion observed along the north foundation wall.”
Foundation (high): “Foundation: A horizontal structural crack noted; recommend engineer evaluation.”
Electrical (high): “Electrical: Federal Pacific panel present; recommend replacement by licensed electrician.”
Hvac (medium): “HVAC: Furnace is aged and nearing the end of its service life.”

Buyer Leverage

Negotiate a repair credit for moisture.
Negotiate a repair credit for foundation.
Negotiate a repair credit for electrical.
Negotiate a repair credit for hvac.
List price is +22% vs assessed value — anchor the offer to documented value.

Seller Defense

Document and remediate moisture; attach warranty before listing.
Document and remediate foundation; attach warranty before listing.
Document and remediate electrical; attach warranty before listing.
Document and remediate hvac; attach warranty before listing.
Provide comparables and improvement receipts to defend the list price.

Cited claim table — 21 claims, every one traced to source

Type	Claim & source snippet	Conf.	Citation
address	Property Address: 742 Evergreen Terrace, Springfield “Property Address: 742 Evergreen Terrace, Springfield”	0.62	p.1 · bbox [50, 89, 92, 104] exact
parcel	APN: 18-25-403-012 “APN: 18-25-403-012”	0.60	p.1 · bbox [50, 108, 76, 123] exact
mls	MLS#: SPR-2026-44817 “MLS#: SPR-2026-44817”	0.58	p.1 · bbox [50, 127, 82, 142] exact
beds	Beds: 4 bedrooms “Beds: 4 bedrooms”	0.80	p.1 · bbox [50, 165, 78, 180] exact
baths	Baths: 2.5 bathrooms “Baths: 2.5 bathrooms”	0.80	p.1 · bbox [50, 184, 81, 199] exact
sqft	Living area: 2,860 sq ft “Living area: 2,860 sq ft”	0.80	p.1 · bbox [50, 203, 79, 218] exact
lot_size	Lot size: 0.34 acres “Lot size: 0.34 acres”	0.74	p.1 · bbox [50, 222, 65, 237] exact
year_built	Year built: 1972 “Year built: 1972”	0.80	p.1 · bbox [50, 241, 73, 256] exact
listing_price	Listing price: $1,200,000 “Listing price: $1,200,000”	0.82	p.1 · bbox [50, 279, 82, 294] exact
tax	Annual property tax: $14,200 “Annual property tax: $14,200”	0.74	p.1 · bbox [50, 298, 84, 313] exact
risk_moisture	Basement: Moisture and water intrusion observed along the north foundation wall. “Basement: Moisture and water intrusion observed along the north foundation wall.”	0.76	p.2 · bbox [50, 127, 103, 142] exact
risk_foundation	Foundation: A horizontal structural crack noted; recommend engineer evaluation. “Foundation: A horizontal structural crack noted; recommend engineer evaluation.”	0.76	p.2 · bbox [50, 146, 108, 161] exact
risk_electrical	Electrical: Federal Pacific panel present; recommend replacement by licensed electrician. “Electrical: Federal Pacific panel present; recommend replacement by licensed electrician.”	0.76	p.2 · bbox [50, 184, 98, 199] exact
risk_hvac	HVAC: Furnace is aged and nearing the end of its service life. “HVAC: Furnace is aged and nearing the end of its service life.”	0.68	p.2 · bbox [50, 203, 84, 218] exact
comparable	APPRAISAL & COMPARABLE ANALYSIS “APPRAISAL & COMPARABLE ANALYSIS”	0.70	p.3 · bbox [50, 40, 133, 60] exact
assessed_value	Assessed value: $980,000 “Assessed value: $980,000”	0.82	p.3 · bbox [50, 89, 98, 104] exact
comparable	Comparable sales: “Comparable sales:”	0.70	p.3 · bbox [50, 127, 110, 142] exact
comparable	Comparable 1: 11 Pine Street sold for $1,040,000 “Comparable 1: 11 Pine Street sold for $1,040,000”	0.70	p.3 · bbox [50, 146, 110, 161] exact
comparable	Comparable 2: 88 Maple Drive recent sale closed at $1,065,000 “Comparable 2: 88 Maple Drive recent sale closed at $1,065,000”	0.70	p.3 · bbox [50, 165, 110, 180] exact
comparable	Comparable 3: 5 Oak Lane sold for $1,015,000 “Comparable 3: 5 Oak Lane sold for $1,015,000”	0.70	p.3 · bbox [50, 184, 110, 199] exact
disclosure	Seller disclosure: property previously had water damage in the basement (2019), since repaired. “Seller disclosure: property previously had water damage in the basement (2019), since repaired.”	0.72	p.3 · bbox [50, 241, 78, 256] exact

Generated 2026-06-26T00:06:53.322667+00:00 · Every claim above is one tap from its located source span. No claim exists in this report without a citation — that is enforced structurally, not by review.