{"id":5820,"date":"2018-07-21T08:00:50","date_gmt":"2018-07-21T12:00:50","guid":{"rendered":"http:\/\/camerondirect.com\/?p=5820"},"modified":"2018-07-21T08:00:50","modified_gmt":"2018-07-21T12:00:50","slug":"real-estate-comparables","status":"publish","type":"post","link":"https:\/\/realestatewealthnetwork.com\/blog\/real-estate-comparables\/","title":{"rendered":"The Real Estate Investor\u2019s Complete Guide to Understanding and Selecting Real Estate Comparables"},"content":{"rendered":"<p>Real estate comparables, or <em>comps <\/em>as they\u2019re called, can be a real hurdle for some investors to clear. But, I\u2019m here to tell you that it\u2019s really not as complicated as you may think!<\/p>\n<p>In today\u2019s post, I\u2019m going to share with you the factors that you need to consider when reviewing real estate comparables (by not taking these into consideration, you\u2019re setting yourself up for trouble!)<\/p>\n<p>Plus, I\u2019ll also touch on how I get top dollar on my rehab deals while using these important comp factors AND the one mistake you should avoid.<\/p>\n<p>We\u2019ll look at these important criteria and steps in the comp evaluation process:<\/p>\n<ul>\n<li>Location<\/li>\n<li>Time of Sale<\/li>\n<li>Size and Amenities<\/li>\n<li>Narrowing Down<\/li>\n<li>Bringing Top Dollar<\/li>\n<\/ul>\n<p>Let\u2019s get to \u2018em\u2026<\/p>\n<p><strong>Location<\/strong><\/p>\n<p>Obviously, location is a big deal in real estate on many different levels\u2026<\/p>\n<p>But, for our purposes, I\u2019m talking about location as it relates to real estate comparables.<\/p>\n<p>And so, our first factor is the location of the comparable properties\u2026AKA how close they are to your subject property.<\/p>\n<p>If they\u2019re on the same street, or even right around the corner, that\u2019s <em>extremely<\/em> relevant. Certainly a valid comp if other factors are met as well.<\/p>\n<p>If they are, say, a mile away, in a <em>different neighborhood<\/em>, that\u2019s less relevant. Stay closer to your subject property to help get the most accurate comps.<\/p>\n<p><strong>Time of Sale<\/strong><\/p>\n<p>Next, we want to consider how recent the comparable is when looking at the <em>sold<\/em> prices.<\/p>\n<p>The more recently it sold, the <em>more relevant<\/em> it is. The longer ago it sold, the <em>less relevant<\/em> it is.<\/p>\n<p>We like to see real estate comparables that are no more<em> than<\/em> 6 months old. If we can find ones that sold more recently, that\u2019s great; less than 30 days ago is ideal!&nbsp; This will depend on how active the market is of course.<\/p>\n<p><strong>Size and Amenities<\/strong><\/p>\n<p>For the third consideration, you want to find out how comparable they are in terms of size and amenities.<\/p>\n<p>This will include things like:<\/p>\n<ul>\n<li>square footage<\/li>\n<li>number of bedrooms<\/li>\n<li>number of bathrooms<\/li>\n<li>lot size<\/li>\n<\/ul>\n<p>As with the other criteria, we want to eliminate those that are the least relevant.<\/p>\n<p><strong>Narrowing Down<\/strong><\/p>\n<p>Now that you have those three criteria locked in and you\u2019ve created a list of relevant real estate comparables, by process of elimination, we come down to the best few comps.<\/p>\n<p>You\u2019ll want to narrow down your list to:<\/p>\n<ul>\n<li>The closest<\/li>\n<li>The most recent<\/li>\n<li>The most similar in size and amenities<\/li>\n<\/ul>\n<p><strong>Bringing Top Dollar<\/strong><\/p>\n<p>If you\u2019re dealing with a junker and the intent is to wholesale it and a rehabber will fix it up (or you may plan to rehab it and fix it up yourself), obviously that house is going to be pristine when it sells and will bring in top dollar.<\/p>\n<p>A freshly rehabbed house will do that. And perhaps most importantly, it will appraise for more than your basic, average-used house.<\/p>\n<p>Why? Because everything\u2019s <em>NEW<\/em>.<\/p>\n<p>If it has a new roof, new windows, new cabinetry, new plumbing and new electrical fixtures\u2026all of these features have a <em>useful life<\/em>.<\/p>\n<p>In fact, did you know that a house has an \u201cage\u201d that <em>doesn\u2019t<\/em> refer to the year it was built?<\/p>\n<p>Once we rehab a house, we adjust the \u201ceffective age.\u201d The house may have been built in 1980, but because we\u2019ve just rehabbed it\u2026we\u2019ve adjusted the effective age to something much newer. The effective life of those new systems has been set to zero.<\/p>\n<p>When I look at real estate comparables, I\u2019m going to take the highest sold price among those that I\u2019ve narrowed down by my process of elimination. The highest one may still be less than what my deal will sell for \u2013 because the highest among the comps is probably in an average-used condition \u2013 but our rehabbed house won\u2019t be average when we\u2019re done.<\/p>\n<p>And let me tell you\u2026<\/p>\n<p>We get picky. We apply this process of elimination, we take the highest among them and we use that as our after repair value.<\/p>\n<p><strong>Where the Confusion Comes In<\/strong><\/p>\n<p>One thing I find that people get confused on is thinking, \u201cThis house could never sell for that. I\u2019ve lived here for 20 years and I know that house won\u2019t ever sell for that much.\u201d<\/p>\n<p>Sometimes we know so much about our market that it actually hurts us!\u2026<\/p>\n<p>We may think we\u2019re super familiar with our market \u2013 and yet we\u2019re dead wrong because the market has changed and we either don\u2019t know it, or refuse to believe it.<\/p>\n<p>Don\u2019t be guilty of falling into that trap. Make sure you\u2019re considering all these factors and evaluating properties the right way when determining real estate comparables.<\/p>\n<p><strong>Your Thoughts?<\/strong><\/p>\n<p>Got any tips about real estate comparables? Please share below \u2013 I\u2019d love to hear from you!<\/p>\n<p>&nbsp;<\/p>\n<p>Regards,<\/p>\n<p>Cameron Dunlap<\/p>","protected":false},"excerpt":{"rendered":"<p>Real estate comparables, or comps as they\u2019re called, can be a real hurdle for some investors to clear. But, I\u2019m here to tell you that it\u2019s really not as complicated as you may think! In today\u2019s post, I\u2019m going to share with you the factors that you need to consider when reviewing real estate comparables [&hellip;]<\/p>\n<div data-animation=\"no-animation\" data-icons-animation=\"no-animation\" data-overlay=\"\" data-change-size=\"\" data-button-size=\"1\" style=\"font-size:1em!important;display:none;\" class=\"supsystic-social-sharing supsystic-social-sharing-package-flat supsystic-social-sharing-content supsystic-social-sharing-content-align-left\" data-text=\"\"><a data-networks=\"[]\" class=\"social-sharing-button sharer-flat sharer-flat-1 counter-standard without-counter facebook\" target=\"_blank\" title=\"Facebook\" href=\"http:\/\/www.facebook.com\/sharer.php?u=https%3A%2F%2Frealestatewealthnetwork.com%2Fblog%2Freal-estate-comparables%2F\" data-main-href=\"http:\/\/www.facebook.com\/sharer.php?u={url}\" data-nid=\"1\" data-name=\"\" data-pid=\"1\" data-post-id=\"5820\" data-url=\"https:\/\/realestatewealthnetwork.com\/blog\/wp-admin\/admin-ajax.php\" rel=\"noreferrer nofollow\" data-mailto=\"\"><i class=\"fa-ssbs fa-ssbs-fw fa-ssbs-facebook\"><\/i><div class=\"counter-wrap standard\"><span class=\"counter\">0<\/span><\/div><\/a><a data-networks=\"[]\" class=\"social-sharing-button sharer-flat sharer-flat-1 counter-standard without-counter twitter\" target=\"_blank\" title=\"Twitter\" href=\"https:\/\/twitter.com\/share?url=https%3A%2F%2Frealestatewealthnetwork.com%2Fblog%2Freal-estate-comparables%2F&text=The+Real+Estate+Investor%E2%80%99s+Complete+Guide+to+Understanding+and+Selecting+Real+Estate+Comparables\" data-main-href=\"https:\/\/twitter.com\/share?url={url}&text={title}\" data-nid=\"2\" data-name=\"\" data-pid=\"1\" data-post-id=\"5820\" data-url=\"https:\/\/realestatewealthnetwork.com\/blog\/wp-admin\/admin-ajax.php\" rel=\"noreferrer nofollow\" data-mailto=\"\"><i class=\"fa-ssbs fa-ssbs-fw fa-ssbs-twitter\"><\/i><div class=\"counter-wrap standard\"><span class=\"counter\">0<\/span><\/div><\/a><a data-networks=\"[]\" class=\"social-sharing-button sharer-flat sharer-flat-1 counter-standard without-counter linkedin\" target=\"_blank\" title=\"Linkedin\" href=\"https:\/\/www.linkedin.com\/shareArticle?mini=true&title=The+Real+Estate+Investor%E2%80%99s+Complete+Guide+to+Understanding+and+Selecting+Real+Estate+Comparables&url=https%3A%2F%2Frealestatewealthnetwork.com%2Fblog%2Freal-estate-comparables%2F\" data-main-href=\"https:\/\/www.linkedin.com\/shareArticle?mini=true&title={title}&url={url}\" data-nid=\"13\" data-name=\"\" data-pid=\"1\" data-post-id=\"5820\" data-url=\"https:\/\/realestatewealthnetwork.com\/blog\/wp-admin\/admin-ajax.php\" rel=\"noreferrer nofollow\" data-mailto=\"\"><i class=\"fa-ssbs fa-ssbs-fw fa-ssbs-linkedin\"><\/i><div class=\"counter-wrap standard\"><span class=\"counter\">0<\/span><\/div><\/a><\/div>","protected":false},"author":3,"featured_media":6808,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[28],"tags":[280,281,118,251,90,282],"class_list":["post-5820","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-evaluating-deals","tag-amenities","tag-comparable","tag-comps","tag-location","tag-rehab","tag-square-foot"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.7 (Yoast SEO v28.7) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>The Real Estate Investor\u2019s Complete Guide to Understanding and Selecting Real Estate Comparables - Real Estate Wealth Network - Blog<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/realestatewealthnetwork.com\/blog\/real-estate-comparables\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Real Estate Investor\u2019s Complete Guide to Understanding and Selecting Real Estate Comparables\" \/>\n<meta property=\"og:description\" content=\"Real estate comparables, or comps as they\u2019re called, can be a real hurdle for some investors to clear. 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