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Subject as it's own comp.

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Tom Giraldin

Freshman Member
Joined
Jul 7, 2003
Professional Status
Certified Residential Appraiser
State
California
I have a SFR that sold 3 mos. ago, they are taking out a 2nd. Very few comps. Can I use the subject as a comp. the adjustments would be for time (declining market) and seller help close, the other adjustment. this puts the value down 10K from the day they bought it and the only other 3 comps support the lower value
 

Mark to market

Junior Member
Joined
Nov 14, 2004
Professional Status
Certified Residential Appraiser
State
New Mexico
Per Fannie
The appraiser may use the subject property as a fourth comparable sale or as supporting data if the property previously was sold (and closed or settled).
 

Kevin Mc

Elite Member
Joined
Jun 7, 2004
Professional Status
Certified Residential Appraiser
State
New York
There was a time that if you didn't grid it as Comp#1 you would be called on the carpet. times change, use it as a fourth.
 

Joyce Potts

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Supporting Member
Joined
Feb 6, 2005
Professional Status
Certified Residential Appraiser
State
Florida
That's the biggest oxymoron I've heard this week.

Cite the last sale and analyze it accordingly as to arm's-length, etc., but you can NOT use it to comp itself out, regardless of the time aspect. That is narrowing the gene pool a little to closely, IMO.
 

Fred

Elite Member
Joined
Jan 15, 2002
Professional Status
Retired Appraiser
State
Virgin Islands
That's the biggest oxymoron I've heard this week.
What was the second biggest? :)

If you analyzed the recent sale of subject, I would think you are using it as a comp, even if you don't put it on the grid. Try appraising something for 300 and report that it sold a month ago for 200.
 

Kevin Mc

Elite Member
Joined
Jun 7, 2004
Professional Status
Certified Residential Appraiser
State
New York
Cite the last sale and analyze it accordingly as to arm's-length, etc., but you can NOT use it to comp itself out, regardless of the time aspect.

Joyce that is wrong. You most certainly CAN use it as a 4TH and given the conditions of the market posted by the OP, it most certainly should be gridded. With a declining market, 3 comparables to support the market and the time adjustment to the subject sounds like solid appraisal practice to me. Re-read the original post. There was a time back in the early 80s where things like three year sales history etc...was never discussed in an appraisal report. If the subject did in fact close within 6 months of the effective date, lenders expected it to be gridded.
 

Frederick

Senior Member
Joined
Nov 2, 2005
Professional Status
Certified General Appraiser
State
New Jersey
Whenever I include something in the appraisal for mortgage lending purposes that is atypical I copy and paste the FNMA guideline relating to it for clarity and to save the reviewer or underwriter the trouble of looking it up. It portrays an appraiser who is knowledgeable and follows guidelines and builds credibility between you and your client.

Per FNMA Guidelines: XI, 406.02: Selection of Comparable Sales "The appraiser may use the subject property as a fourth comparable sale or as supporting data if the property previously was sold (and closed or settled). If the appraiser believes that it is appropriate, he or she also may use contract offerings and current listings as supporting data."
 
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