Comp Ledger

Sold Comps → Offer Price

Subject property

Address

Beds

Baths

Sqft

Lot sqft

Year built

Condition (1-5)

Has pool

List price (optional, for reference)

Sold comps

Address	Sold price	Sold date	Bd	Ba	Sqft	Mi	Pool	Cond	Link	$/sqft	Adjusted	Weight

No comps yet — add one, or paste rows from a spreadsheet with "+ Add comp".

Adjustment assumptions

$ / bed diff

$ / bath diff

Pool premium $

Condition % / grade

Distance decay (mi to floor)

Estimated value & suggested offer

Weighted market value

—

based on adjusted, weighted comps

Comp range (adjusted)

—

low – high across comps

Suggested offer

—

after discount & repairs

$0$0

adjusted comps weighted value your offer

Discount off value (%)

Repair / reno cost ($)

Extra negotiation buffer ($)

Offer = Value × (1 − discount) − repairs − buffer

Each comp's price is adjusted to the subject's size using its own $/sqft, then adjusted for bed/bath count, pool, and condition using the assumptions above. Comps are weighted by recency (full weight inside ~90 days, decaying toward a floor over 12 months) and by distance (full weight near 0 mi, decaying to a floor at the distance you set). Tune the assumptions to fit what you're actually seeing appraisers and agents use in Pinellas / Lee County — this is a starting model, not an appraisal.