I have a comp, the only comp in this condo complex within 12 months, where price was greatly reduced (asking $199k and sold for $168,900) and property was listed on the market for 81 days. Talked to realtor who stated that this started out as a typical sale, and that sellers were willing to wait a reasonable amount of time to sell, which is typically 4 to 6 months. It seemed priced for the proper listing price for competing complexes. Seller found out they were having triplets and decided they had to sell immediately and reduced the price to $189K and accepted a cash offer with no appraisal or contingencies for $168,900 shortly after. Realtor said they never would have taken such a hit but they had to move before the babies came and they had to find a bigger house and move before winter. So technically this condo did have exposure time to the market, but the seller became more motivated with an instant need to sell and buyer had an advantage of cash offer. Would you consider this Arm's Length or not? The thing I am hung up on is the fact that it was on the market for almost 3 months, so we have exposure time. This sale is the low ball one of my comps by 20K to 30K and it is throwing my numbers off. It is a nice unit in a very good neighborhood, I am just stuck using it because it is the only recent sale available. I have comps from to other complexes near by with similar age, style and condition as well as amenities. I have comps over 12 months old in complex which line up with the other sales taking into account time adjustment.