Condition Adjustments in the Grid

[ejago1]

I am appraising a home that would be categorized as a C4. All of my comps are C3 as I have not been able to find another C4. I've determined that it would take approximately $15,000 to bring my C4 subject to a C3 condition. Do I make a condition adjustment in the grid of -$15,000 for all of my C3's, thereby bringing the adjusted value of these comps down by an equal amount of $15,000?

I have a straight line adjustment for all comps so I have described my efforts to find another C4 and my inability to find one.

 

[Overimprovement]

I am appraising a home that would be categorized as a C4. All of my comps are C3 as I have not been able to find another C4. I've determined that it would take approximately $15,000 to bring my C4 subject to a C3 condition. Do I make a condition adjustment in the grid of -$15,000 for all of my C3's, thereby bringing the adjusted value of these comps down by an equal amount of $15,000?

I have a straight line adjustment for all comps so I have described my efforts to find another C4 and my inability to find one.

Remember, SCA is for market reaction to differences, not just cost to align them. I would suggest trying to find at least one C4 comp--out farther, back in time more.

 

[Amy Perkins]

Find one, you can in the addendum reference a matched pair, no New comps. So go back to a busier time and get one c3 and and one c4 now extract your adjustment say your adjustment difference is about 10% of the value. 123 Red street sold last year around the same time as 234 Red street and the only significant difference was about 10%, show the math... then apply your 10% adjustment and state that due to scarce sales matched pairing was provided because it could not be bracketed with sales.