Sales Comparable & ARV Evidence Workbench
What closed-sale evidence actually supports the finished-property value?
Private browser calculationEvidence admission + adjustment ledgerCSV · project file · print
Method reviewed October 25, 2026 · All prefilled amounts, rates and dates are hypothetical examples. Replace them with supported project figures.
Build a decision you can explain.
Organize supplied DC sales evidence, supported adjustments and weights; keep closed sales separate from asking prices and expose the basis of a provisional value indication. Read the method and boundaries.
Import, save or print a project
Files stay on your device. Download a copy before leaving; inputs are not saved automatically.
Project files retain scenarios across the ten workbench models and share a private label. BRRRR and condo models can also share purchase, acquisition, construction and soft-cost inputs. Each model retains its own financing, cash and operating assumptions. A saved tool scenario restores its own values.
Enable JavaScript to calculate. The methodology and source notes remain available below.
Comparable records and supported adjustments
Use a private reference. All rows and amounts below are illustrative until you replace them.
Keep an asking price out of the closed-sale indication
Hypothetical records A, B and C have reported prices $795,000, $850,000 and $800,000. Their supported signed adjustments total +$30,000, −$15,000 and +$7,000, respectively. If all three closed records are reconciled, within the chosen date window and assigned weights 40/35/25, the arithmetic below follows. The separate $925,000 asking reference is not admitted.
| Measure | Illustrative result |
|---|---|
| Adjusted closed prices | $825,000 / $835,000 / $807,000 |
| Weighted whole-property indication | $824,000 |
| Admitted adjusted-price range | $807,000–$835,000 |
All records here are fictional. A numeric indication does not validate comparable selection, adjustments, area, evidence or an appraisal.
Method, assumptions and DC source boundaries
These equations are our planning analysis. Agency sources explain legal or supervisory context; they do not validate a property, approve a lender request or supply the fictional rates and prices above. Method version 2026-10-25.3.
- All records and adjustments are supplied by you. Admission requires a closed sale, supported-by-me status, a source reference, a positive weight, a nonfuture date within the chosen age window and a positive adjusted price. Asking and pending prices remain reference evidence only. Neither source references nor supported status are independently verified.
- Adjusted whole-property price equals reported gross price plus the six signed adjustment entries. A positive entry means the comparison needs an upward adjustment to the subject; a negative entry reduces it. Use evidence of market reaction, not renovation cost or an arbitrary dollars-per-square-foot rule. Do not adjust twice for the same difference.
- Reported seller concessions are informational. They are never automatically subtracted dollar for dollar. Enter a separately supported nonpositive concession-impact adjustment, which may be zero. Fannie Mae guidance supports this residential appraisal distinction; it is not a universal commercial valuation rule.
- At least three admitted closed records are required for the weighted indication in this planning tool. This is our calculation safeguard, not certification that three sales are sufficient for every appraisal. The indication is sum(adjusted price × entered weight) / sum(weights). The age window and relative weights are your choices, not blanket lender rules.
- The admitted adjusted-price range and largest normalized weight expose spread and concentration. Net adjustment equals the signed sum; gross adjustment equals the sum of absolute entries. These are diagnostics, not pass/fail appraisal limits. Price per subject sf divides the whole-property indication by entered subject area; it does not automatically scale or adjust any comparable.
- Reconcile property rights, legal use, area measurement, condition, market timing, concessions and transaction terms. Assessment and recorded transfer data do not alone establish finished condition or market value. This is not an appraisal, automated valuation, verified ARV, lender acceptance or substitute for commercial income analysis.
Evidence to confirm
- Selling Guide B4-1.3-08: comparable salesFannie Mae · Context reviewed October 25, 2026 · Fannie Mae single-family guide reviewed 2026-10-24; actual lender and assignment scope control
- Selling Guide B4-1.3-09: adjustments to comparable salesFannie Mae · Context reviewed October 25, 2026 · Current guidance reviewed October 25, 2026; scope is Fannie Mae residential mortgage appraisal policy, not every asset or financing program
- Real Property Tax Database SearchDC Office of Tax and Revenue · Context reviewed October 25, 2026 · Official instructions reviewed October 25, 2026; obtain and reconcile the actual parcel records in the linked application
- Commercial Real Estate Lending, version 2.0Office of the Comptroller of the Currency · Context reviewed October 25, 2026 · Bank supervisory reference reviewed 2026-10-24, including March 2025 update note; not universal private-lender terms
Keep actual quotes, leases, tax/closing calculations, approval records and release conditions with your project. No automatic entitlement, valuation, savings or funding outcome is represented.