-------------
Your perspective pobably is true, but somewhere . . . somewhere . . . a "requirement" exists to describe each comparable; and doing so by copy/pasting seems more reasonable than to manually paraphrase the MLS marketing comments. I did, however, recently consolidate my Market Analysis, saving more than 1 hour per report.
Sometimes I do just that. Copy and paste the public comments from MLS
Comparable Sale 1 76919 Tabor Ln This is a good comparable sale and very recent. 1.28 acre lot with a modest single-family residence and garage. Includes an exterior building remodeled to serve as a third bedroom.
Public comments: “1 acre, zoned RR1. This is a great starter home, fix and flip or rental investment property. This is a 2 bedroom 1 bath with an outside building that has been remodeled as a 3rd bedroom. There is an additional shed and a garage as well. There is plenty of room for animals, gardening or both!” No adjustments needed for this sale. Private financing, 33 days on market. Adjusted MV indication of $205,000 which is at the lower end of the range of indications.
Comparable 2 24521 Biggar Ln 5-acre rural site with a larger, but similar quality and age farmhouse or cabin. Three bedrooms and two baths, Some updates to the kitchen appliances. Accessory unit is an older mobile home.
Public Comments: “5 acre lot with 3 bedroom 2 bath home plus office of Master Suite. Can apply for county permits. New Stainless Steel stove and double door refrigerator Has train container with electricity, newer well pump, and mobile home on lot. Also has small barn, Chicken coop and apple orchard. Good zone for a 5,000 sq ft farm. Private location and flat land. Zoned RR10. Gas heater in LR.” Adjustments for lager site as described above; additional full bathroom, GLA as described above, no garage. No adjustment for the variance in ADU amenity. Conventional financing, 226 days on market, 19% gross adjustments with a MV indication of $229,000 which is bracketed.
Comparable 3 22420 Henderson Relatively (for Covelo) recent sale. 10-acres with a small cabin in fair condition. Allows bracketing of most elements of comparison. The lot is level and has good utility for cannabis cultivation.
Public comments: “Zoned RR10. Peaceful artist cabin located on 10 full acres. The cabin is cozy, clean and has a homey feel to it. This property has good water, hoop houses, full sun and is very private. Part of the property is wooded with the cabin nestled in among the trees overlooking the lovely meadows below.” Lot adjustment reflects market reaction to both lot size and prior history of cultivation. Condition adjustment for lack of recent updates and deferred exterior maintenance. Seller financing, 84 days on market, 35% gross adjustments, MV indication of $235,000 which represents the higher range of MV indications.
Comparable 4 22868 Biggar Ln This was a pending sale on the effective date of this appraisal. The transaction closed about a week later. Last list price was $339,000 and sale closed at $313,500. I have made an adjustment for the difference in list versus sale price and rounded to account for suspected seller credit. The MLS listing states no concessions but the final sale price appears to be random and the financing terms were FHA so I suspect there was a concessions for closing costs which are typically around 3% for an FHA loan. There are only two or three real estate agents who serve this market and they typically don't provide concessions data.
Public listing comments: “This home was built to last and has everything needed to be your family home! Wonderful location with all the amenities including a huge yard with above ground pool, large shade trees, and over an acre of room to run and play. Includes a wonderful garden area and a wide variety of well established fruit trees. Private man cave with it's own bathroom. This is the perfect family/entertainment home. Also has end of the road privacy!” The “man cave” with bathroom is a framed in section in a breeze way between the residence and the garage. No significant contributory value. 1.29-acre site, located across the street from the subject. Estimate GLA at about 1,600 sf (aerial view measurements), super condition with more recent updating. Three bedrooms and two baths. The yard is well maintained and attractive. FHA financing, 157 days on market, 25% gross adjustments, MV indication of $254,000.
