Got an order last night welcoming me back from my much desired vacation. Pulled tax and MLS information (purchased by current owner on 6/3/04 per tax & MLS) Subject (per tax/MLS) is a 4/2 with 1771 GLA (no pool) Purchase price: $128,000. HO's Estimate of Value: $150,000 (Per order form) Pulled sales in the subject neighborhood for last 9 months. (20% GLA+- all ages within 5 years). All of the current sales are within 1/2 mile and only one is over nine months as was necessary to bracket recorded GLA on the high end. The first sale on my list is the subject (as described above) 3/2 1557 GLA for $84,000 3/1 1616 GLA for $56,300 3/2 1778 GLA for $81,000 3/2 1509 GLA for $93,000 3/1 1724 GLA for $77,000 3/2 1582 GLA for $109,000 Got curious and pulled sales for 12 month period prior to sale of subject using the same parameters. Here they are in order of proximity (closest to farthest). 3/1 1662 GLA for $76,000 3/2 1545 GLA for $90,000 3/2.5 1856 GLA for $90,000 3/2 1509 GLA for $93,000 ----above this line less than 1/2 mile; below this line more than 1/2 mile 4/3 1980 GLA for $109,000 3/1 1828 GLA for $130,000 (pool) 4/2 1964 GLA for $122,000 (pool) In both cases, other sales from superior neighborhoods (I have appraised over 20 homes within 2 miles of the subject in the past 9 monhts) available within one mile have sold for approx $165+ in the past 18 months. I openly confess that with the current sales or the subject that I only have MLS/tax information and have not personally inspected any of them, so I realize that there is room for error in my initial assessment. It looks to me, though. that the owner of the subject is in over his head unless the GLA is considerably larger than that of the comparables (there are houses up to 2300 GLA in the neighborhood). I know this will be a can of worms. I am debating declining the order because of the potential headaches. Just fishing for thoughts here.