This is a problem with more than one solution, it depends upon the context.
1) Well joe seller we are willing to offer you the X for the house; however, we want you to fix the beam in the basement first. The counter offer goes, I think the beam is ok; however, if you want it fixed lets move the offer to X+$10,000 and then I'll give you the $10,000 at close (the seller is thinking he still gets X for the property and the buyer is financing the beam repair). How do you know this? Not always, but look to see if the sales price is higher than the list price and was it mentioned to be fixed by the seller and if it wasn't it may have been added to the sale price. If this is the case, the house sold for at least 10k more than it was worth (more if the beam was a definite problem to any buyer), so subract it as a concession because they just loaded it on the sales price and made the house look more valuable than it was to help the borrower. (seller wins, buyer loses)
2) Everyone knew the beam had to be replaced and so in the MLS the listing agent disclosed the beam would be replaced by seller. The buyer sees a house with a "no beam problem", since the seller will fix it, so he will pay the "no problem" house price. This 10k given at the time of close will help a cash strapped seller since he would have trouble affording it prior to sale. The house was sold at the "no problem" price, so you wouldn't want to reduce the price because of this; however, I would disclose this concession (a minus 10k on the concession line) and put in a line item on the grid for this comp for 10k is cost to cure (+10k) these will then cancel each other. To be crafty, just put this in the column that you write in and in the number column just put the word "Offset" next to both items, this will keep your gross adjustments down. (seller loses, buyer is neutral)
3) Nobody knew the beam had a problem, but it was discovered after the house went under contract due to the inspection requirement under within the contract by a home inspector. There was no mention of it in the MLS sales detail and the house sold at or below the last list price. The sales price was already agreed upon when it went under contract at X. Now there is an addendum indicating that because of the beam problem identified, the seller will pay for the cost to repair the beam to the buyer, 10k. The sale price was not changed. The buyer paid the "no problem" price, because they didn't know it had a problem when it went under contract. The MLS readout indicates a 10k concession for repairs. Don't put it in as a concession, just leave it out. You would have to confirm with the listing agent that the price was not reduced due to the concession.
4) Just like 3 above. except in the addendum, they lowered the price by 10k and the buyer would then take care of it (I think this would be rare). There would be no mention of a concession or anything given to the seller on the MLS readout. But if you called to inquire about this property with the listing agent, he might have revealed this problem and why it sold at the lower price. The buyer paid the "problem house" price. You would make an inferior condition adjustment or somewhere else on the grid as a "cost to cure" (+10k) because if it didnt' have this problem, it would have sold for more. You uncovered this with the realtor, because you saw this house adjusted lower than it should have on your grid perhaps, so you called him/her an asked if there were any issues with the property. Seller is loser, buyer is netural).
There can be other scenarious, but context is everything. Sometimes being an appraiser is being a detective and sometimes you need to sleep. I hope I didn't confuse things, because I need sleep too! Good luck!
