Manual comping

Draw your comp boundaries on a map, pull sold investor transactions in SiftMap, and land two defensible numbers, an ARV and an as-is value.

• Start on the map, not the MLS: drop the subject on Google Maps and draw the natural boundaries you will not cross (the interstate, the bigger road, the rough pocket); real estate is hyperlocal, block by block (Ty, D4 1:44:16).
• What a comp is: a sold, active or contingent property as close to the subject as possible in beds, baths, square feet and condition; renovated sales and distressed cash sales are read as two separate columns.
• Pull the sold comps by hand from SiftMap's investor transactions and the public record: sale date, sold price, bed and bath count, distance, and whether the buyer was an investor.
• Adjust, then land two numbers: the ARV from the renovated sales and the as-is value from the distressed cash sales (the $82K and $92K cash sales beside the San Lane subject).
• The rule that carries into the AI workflow: read and challenge every comp; never hand a single number to a seller or a lender.
• The boundary sketch: a map screenshot with the interstate and the main road drawn as walls.
• The two-column comp sheet: renovated sales on the left, distressed cash sales on the right, ARV and as-is landing at the bottom.