Module 5
7-Step Process

Step 2: Pull Comparable Sales

Find 3-5 recently sold properties that are similar to your subject property. These comps will form the foundation of your ARV.

Ideal Comp Criteria

Time Frame

Sold within 90 days (ideal) or 180 days max in slow markets

Location

Within 0.5-1 mile radius, same neighborhood/subdivision

Bed/Bath

Same count or ±1 bedroom/bathroom

Square Footage

Within ±20% of subject property size

Year Built

Within ±10 years of subject property

Condition

Match condition type: renovated to renovated, as-is to as-is

How to Search

  1. 1 Go to Zillow/Redfin → Enter subject address → Click "Recently Sold" or "Sold" filter
  2. 2 Set date filter to last 90-180 days
  3. 3 Filter by similar bed/bath count and square footage range
  4. 4 Look at photos to verify condition matches what you need
  5. 5 Select 3-5 best matches and record: address, sold price, sqft, beds, baths, condition

Comps to AVOID

  • Foreclosures/REOs: Often sell 10-20% below market
  • Family sales: Non-arms-length transactions at non-market prices
  • Wildly different size: A 900 sqft comp for a 1800 sqft subject
  • Different neighborhoods: Don't cross major roads or school districts

Key Takeaway

Quality over quantity. 3 excellent comps beat 10 mediocre ones. If you can't find good comps, expand your search area slightly or date range - but note this in your analysis.

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