What does a Formaus Score Report actually look like?
Here's a real report, section by section: a 3-bed, 2.5-bath home built in 1993 in the Kansas City area, listed at $295,000. The kind of house that looks perfectly fine in photos — which is exactly when a structured pre-offer analysis earns its $19. All figures in this walkthrough come from an actual Formaus Score Report generated in July 2026.
The score breakdown
The home scored across eight categories — the standouts in both directions:
| Category | Score | What drove it |
|---|---|---|
| Flood & Hazard Risk | 10/10 | FEMA Flood Zone X — minimal flood risk |
| Structure & Condition | 11/15 | Solid vintage, but 30+ years of potential deferred maintenance |
| Location & Access | 10/20 | Walk Score of 50 — car-dependent for most errands |
| Solar & Orientation | 5/15 | Weakest category — orientation limits natural light potential |
| School District | 7/15 | District boundaries in this corridor warrant direct verification |
No single number decides a house; the profile does. This one reads: structurally promising, location trade-offs, aging systems to price in.
The Hidden Cost Alert
Built in 1993 with no documented replacements, three systems were flagged — each labeled [ASSUMED] with the instruction to verify with the seller or an inspection:
- HVAC (typical lifespan 15–20 yrs): $8,000–$12,000
- Roof (typical 20–30 yrs): $12,000–$18,000
- Water heater (typical 10 yrs): $800–$1,500
Total potential exposure: roughly $21,000–$31,500 — not a prediction, but a negotiation number backed by system ages.
Price flexibility: where it gets actionable
- List price: $295,000 — 3.5% above the area median of $285,000
- Suggested offer range: $266,000–$285,000, with repair leverage of ~$26,000
- The report's negotiation steps: request a repair credit or price reduction supported by the maintenance estimates; anchor with comparables; order an independent inspection — deferred maintenance on a 33-year-old home is standard negotiating ground
What this report is — and isn't
Everything above came from data and property analysis, before any offer: how the estimates work, and why it complements rather than replaces an inspection. The buyer's next step isn't "trust the report" — it's verify the flags, offer with structure.