Building Comps
Neighborhood Comps
[Subject Address] — Building Comps
[Neighborhood], [City] │ 2BR/2BA Condo, 1,124 SF (Total SF ±20% filter) │ Building: [Building Address] │ Date Prepared: [Date]
Address
List Price
Beds
Baths
Sq Ft
PPSF
Mo. Fees+Tax
Ann. Taxes
DOM
Updated
Listed Date
Sold Price
Sold Date
% ±Ask
Comments
SUBJECT PROPERTY
[Subject Address]
$1,299,000
2
2
1,124
$1,156
$1,990
$13,200
250
No reduction
Oct 12, 2025
—
—
—
Listed 250 days with no accepted offer and no price reduction taken — unusually long DOM for this building. Expired 421-a abatement drives the $1,100/mo tax line, narrowing the qualified buyer pool above $1,280,000.
ACTIVE LISTINGS (2)
[Comp Address A]
$1,425,000
2
2
1,059
$1,346
$1,720
$11,520
59
No change
Aug 15, 2025
—
—
—
Higher-floor unit priced $126,000 above subject despite 65 SF less. 59 DOM with no reduction taken — not yet tested by the market, so it sets a ceiling rather than confirming achievable value.
[Comp Address B]
$1,375,000
2
2
1,180
$1,165
$2,060
$13,680
22
Reduced $24k
Sep 28, 2025
—
—
—
Top-floor unit with private roof access — a premium the subject doesn't have — yet already took one reduction at just 22 DOM, signaling this building's ceiling is softer than list prices suggest even for premium units.
Average
$1,400,000
1,120
$1,256
$1,890
$12,600
40.5
Median
$1,400,000
1,120
$1,256
$1,890
$12,600
40.5
IN CONTRACT (1)
[Comp Address C]
$1,275,000
2
2
1,150
$1,109
$1,960
$12,600
41
In Contract
Sep 3, 2025
—
—
—
Went into contract at 41 DOM off a list price $24,000 below subject's current ask — the building's most recent pricing signal and the strongest single data point for where a well-priced 2BR clears quickly.
Average
$1,275,000
1,150
$1,109
$1,960
$12,600
41
Median
$1,275,000
1,150
$1,109
$1,960
$12,600
41
SOLD LISTINGS (3)
[Comp Address D]
$1,299,000
2
2
1,124
$1,139
$1,960
$12,960
117
—
Jun 10, 2025
$1,280,000
Oct 5, 2025
-1.46%
Identical floor plan and SF to the subject — the single most authoritative comp in the building. Cleared at essentially full ask after 117 days, setting a hard ceiling of $1,280,000 for a matching unit priced correctly from the start.
[Comp Address E]
$1,350,000
2
2
1,166
$1,072
$2,010
$13,320
199
—
Mar 2, 2025
$1,250,000
Sep 17, 2025
-7.41%
42 SF larger than the subject yet cleared $30,000 below Comp D's price after a steep reduction and 199 days on market — evidence that overpricing in this building carries a real time and dollar cost.
[Comp Address F]
$1,320,000
2
2
1,098
$1,184
$1,875
$12,360
78
—
May 12, 2025
$1,300,000
Aug 4, 2025
-1.52%
Smallest of the three sold comps yet achieved the highest PPSF in the building — a renovated kitchen and in-unit washer/dryer noted in the listing likely explain the premium, a lever the subject doesn't currently have.
Average
$1,323,000
1,129
$1,132
$1,948
$12,880
131
$1,276,667
-3.46%
Median
$1,320,000
1,124
$1,139
$1,960
$12,960
117
$1,280,000
-1.52%
PRELIMINARY PRICING RECOMMENDATION
RECOMMENDED LIST PRICE RANGE: $1,249,000 – $1,269,000 · SUGGESTED LIST PRICE: $1,259,000
Anchored by [Comp Address D] (1,124 SF — identical floor plan and SF to the subject — sold $1,280,000, 117 DOM, -1.46% off ask) and the in-contract [Comp Address C] (1,150 SF, listed $1,275,000, went to contract in 41 days) — both put the market for a well-priced 2BR in this building at or just under $1,280,000, not the subject's current $1,299,000 ask. [Comp Address E] (1,166 SF, sold $1,250,000, 199 DOM, -7.41% off ask) is a clear overpricing warning: this building punishes asks above the low-$1.3Ms with materially longer DOM and larger required cuts. Active listings [Comp Address A] (1,059 SF, asking $1,425,000, 59 DOM, no reduction taken) and [Comp Address B] (1,180 SF, asking $1,375,000, already reduced once at 22 DOM) confirm the ceiling is soft even for premium/high-floor units and shouldn't be used to justify the subject's ask. Recommend re-listing at $1,259,000 — below the current $1,299,000 ask — to correct for 250 days of no traction and position competitively against both the in-contract comp and [Comp Address D]'s cleared price.
LEGAL DISCLAIMER
LEGAL DISCLAIMER: This Comparative Market Analysis (CMA) is provided for informational purposes only and does not constitute an appraisal, legal advice, or a guarantee of value. All information has been gathered from sources deemed reliable but is not guaranteed. Market conditions change rapidly and values may vary. This analysis should not be relied upon as the sole basis for any real estate decision. Buyers and sellers are advised to independently verify all information and consult with qualified professionals, including licensed appraisers, attorneys, and financial advisors, before making any real estate transaction. © [Agent Name], Compass Real Estate.