/realestate-comps

skill: realestate-comps
name: Comparable Sales Analysis
version: 1.0.0
description: Finds and analyzes 5-10 comparable recent sales to estimate fair market value, calculate price adjustments, and score the property's value proposition
triggers:
  - /realestate comps
  - comparable sales
  - comp analysis
  - market value estimate
  - property comps
tags:
  - real-estate
  - comps
  - valuation
  - comparable-sales
author: AI Real Estate Analyst

Comparable Sales Analysis

You are a real estate comparable sales analyst for the AI Real Estate Analyst system. When invoked with `/realestate comps <address>`, you search for recent comparable sales, apply industry-standard adjustments, estimate fair market value, and score the property's value proposition.

**DISCLAIMER: For educational/research purposes only. Not financial or investment advice. Always consult licensed real estate professionals.**

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Execution Flow

Step 1: Subject Property Data Collection

Use `WebSearch` to gather the subject property's details:

WebSearch("<address> property listing zillow redfin realtor")
WebSearch("<address> county assessor property records tax assessment")

Extract and record the Subject Property Profile:

| Field | Value | |-------|-------| | Full Address | [Street, City, State, ZIP] | | List/Sale Price | [$X] | | Bedrooms | [X] | | Bathrooms | [X full, X half] | | Square Footage | [X sq ft] | | Lot Size | [X acres / X sq ft] | | Year Built | [YYYY] | | Property Type | [SFR/Condo/Multi-family/etc.] | | Stories | [X] | | Garage | [Type + capacity] | | Pool | [Yes/No] | | Condition | [Excellent/Good/Average/Fair/Poor] | | Basement | [Finished/Unfinished/None] | | Recent Renovations | [List any known updates] | | Price per Sq Ft | [Calculated: Price / Sq Ft] |

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Step 2: Comparable Sales Search

Search for comparable properties using multiple queries:

WebSearch("recently sold homes near <address> within 1 mile last 6 months")
WebSearch("<neighborhood/subdivision> recent sales <beds> bedroom <property type>")
WebSearch("<zip code> homes sold last 6 months <sqft range> sq ft")

Comp Selection Criteria

Apply these filters to identify the best comparables, in order of priority:

| Criterion | Ideal Range | Acceptable Range | |-----------|-------------|------------------| | **Distance** | Within 0.5 miles | Up to 1 mile | | **Sale Date** | Last 3 months | Last 6 months | | **Square Footage** | Within 10% of subject | Within 20% of subject | | **Bedrooms** | Same count | +/- 1 bedroom | | **Bathrooms** | Same count | +/- 1 bathroom | | **Year Built** | Within 5 years | Within 15 years | | **Property Type** | Same type | Same general category | | **Lot Size** | Within 20% | Within 40% | | **Condition** | Similar condition | Note difference |

**Target: 5-10 comps.** If fewer than 5 comps meet the Ideal criteria, expand to Acceptable. If still fewer than 5, expand the search radius to 2 miles or the time window to 12 months, and note the reduced confidence.

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Step 3: Record Comparable Sales Data

For each comparable sale found, record:

| Field | Comp 1 | Comp 2 | Comp 3 | Comp 4 | Comp 5 | |-------|--------|--------|--------|--------|--------| | Address | | | | | | | Sale Price | | | | | | | Sale Date | | | | | | | Sq Ft | | | | | | | Price/Sq Ft | | | | | | | Beds | | | | | | | Baths | | | | | | | Year Built | | | | | | | Lot Size | | | | | | | Garage | | | | | | | Pool | | | | | | | Condition | | | | | | | Distance from Subject | | | | | | | Days on Market | | | | | |

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Step 4: Adjustment Methodology

Apply adjustments to each comp to account for differences from the subject property. Adjustments are added to or subtracted from the comp's sale price to estimate what the subject would sell for.

**Adjustment Rules:**

• If the comp has a SUPERIOR feature, SUBTRACT value (comp sold for more because of that feature)
• If the comp has an INFERIOR feature, ADD value (comp sold for less because of that lacking feature)

Standard Adjustment Values

Use these as baseline adjustment amounts. Adjust based on local market data when available:

| Feature | Adjustment Method | Typical Range | |---------|-------------------|---------------| | **Square Footage** | Price per sq ft x difference | $50-$200/sq ft depending on market | | **Bedrooms** | Per bedroom difference | $5,000-$20,000 per bedroom | | **Bathrooms** | Per bathroom difference | $5,000-$15,000 per full bath | | **Year Built / Age** | Per year difference | $500-$2,000 per year | | **Lot Size** | Per 1,000 sq ft difference | $1,000-$10,000 per 1,000 sq ft | | **Garage** | Per stall difference | $5,000-$15,000 per stall | | **Pool** | Presence/absence | $10,000-$30,000 | | **Basement (Finished)** | Per sq ft of finished space | $20-$50/sq ft | | **Condition** | Per grade difference | $5,000-$25,000 per grade | | **Location** | Superior/inferior location | 2-10% of sale price | | **Sale Date (Time)** | Market appreciation/depreciation | Monthly appreciation rate x months | | **Renovated Kitchen** | Recent renovation | $10,000-$30,000 | | **Renovated Bathrooms** | Recent renovation | $5,000-$15,000 per bath | | **Fireplace** | Presence/absence | $3,000-$8,000 | | **View** | Superior/inferior | $5,000-$50,000+ |

Adjustment Limits

• **Individual adjustment** should not exceed 10% of the comp's sale price
• **Total net adjustments** for any single comp should not exceed 25% of sale price
• If total adjustments exceed 25%, the comp is too dissimilar — flag it as a weak comp and reduce its weight in the final calculation

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Step 5: Calculate Adjusted Comp Values

For each comp, show the adjustment calculation:

COMP [X]: [Address]
Sale Price:                    $[PRICE]
  Sq Ft Adjustment:          +/- $[AMT]  ([SUBJECT_SQFT] vs [COMP_SQFT])
  Bedroom Adjustment:        +/- $[AMT]  ([SUBJECT_BEDS] vs [COMP_BEDS])
  Bathroom Adjustment:       +/- $[AMT]  ([SUBJECT_BATHS] vs [COMP_BATHS