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The CMA

The analysis itself: the estimate, the saved report, and what the client receives.

CMA workbench · 214 Maple Row · sample propertySample data

New CMA

214 Maple Row, Sample City, DC

1

The answer

The estimate, how wide it is, and how much to trust it.

Estimated value

$1,040,000

Likely range $985,000 – $1,130,000 · Where half of the comparable sales landed.

12 comparable sales within 0.5 mi (search widened to find enough)

Wider range

$890,000 – $1,215,000

About 4 in 5 sales landed inside ranges built this way in our testing.

Sweet spot

lowerhigher

What buyers can borrow now

These comparables sold at an average mortgage rate of 6.29%; the rate is now 6.76%. On the same monthly payment a buyer can borrow about 5% less than they could then.

Shown for context. It does not change the estimate above, which already reflects what comparable homes actually sold for.

2

The pricing

What to list at, and the three ways to price it.

Recommended pricing

List at

$1,074,900

Not the middle of the range — see below.

Three ways to price it

What each position has meant for comparable listings — measured, not projected. None of it is a promise about this property.

Conservative

$1,040,000

Priced to move fast and maximize buyer activity — can create competition.

Homes that listed at about this level and sold went under contract in a median of 13 days: 54% within a fortnight, 16% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

Moderate · recommended

$1,075,000

Balances market value, exposure and expected time on market.

Homes that listed at about this level and sold went under contract in a median of 16 days: 48% within a fortnight, 20% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

Aggressive

$1,120,000

Tests the top of the market; trades a longer marketing period for a shot at more.

Homes that listed at about this level and sold went under contract in a median of 15 days: 49% within a fortnight, 19% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

$1,074,900 is 3.4% over the estimate, close to where the comparables sit once the range is this wide: in a backtest, listing a few points over the estimate sold about as fast as listing at it. The top of the supported range is $1,130,000; listing that high leaves more room to negotiate, placed just under $1,100,000 so the listing reaches buyers searching below that bracket.

Outstanding mortgage

Used only to show what the seller would clear. It never moves the recommendation — what is owed has no bearing on what a buyer will pay.

Add a premium the comparables cannot show

A balcony with a Monument view, a corner lot, a finish level no listing keyword captures. It is reported separately and never presented as analysis.

Written analysis

A draft of the reasoning to send a seller. Every figure in it comes from the analysis above — review and edit before sending.

The number: The comparable sales support a value for 214 Maple Row of about $1,040,000, and I would put the likely range at $985,000 to $1,130,000. Half of the twelve adjusted sales landed inside it. A wider range of $890,000 to $1,215,000 is the one that held the eventual sale price about four times in five in our testing; it is wide here because the search had to widen to find enough sales and the condition of most of the comparables is not recorded.

The closest comps: The closest match group carries the estimate. Five sales on Maple Row and Alder Mews, all three bedrooms and two and a half baths and within a tenth of a mile, restate to a median of $1,030,000 with the least adjustment. The larger homes on Cedar Terrace and Birch Lane imply higher figures and the smaller homes on Linden Court imply lower ones, so they are weighted at half and act as a check on either side.

Timing and my recommendation: Homes that listed at about $1,075,000 and sold went under contract in a median of 16 days. Homes that listed near $1,040,000 did so in 13, and those near $1,120,000 in 15. That is a comparison of sold homes, not a forecast for this listing. I would list at $1,074,900, just under the $1,100,000 search bracket, which leaves room to negotiate without pricing above where the comparables sit.

Before you list: The heating and cooling equipment dates from 2009 and is near the end of its typical life, which buyers' inspectors are likely to raise. And the home was listed twice before without selling, at $1,149,000 in 2024 and $1,075,000 in 2025. The 2025 price is a ceiling on what the market accepted then, not a measure of what it is worth now.

Rates, for context: Buyers today can borrow about 5% less on the same monthly payment than when these comparables sold, because rates moved from 6.29% to 6.76%. That is context for how the price will be received; it does not change the estimate, which already reflects what comparable homes actually sold for.

3

The evidence

Which sales the number rests on, and why.

What each comparable is evidence of

Each dot is one comparable sale, restated to this home. The shaded band is the likely range; the line is the estimate.

Closest match (5 sales)

median adjusted $1,030,000

Closest to this property in size and bathroom count, so the least restatement was needed to reach the figure shown. That is why this group carries full weight in the estimate: it is the group extrapolating least.

AddressBed/BathSFSoldAdjusted
208 Maple Row3/2.51,880$972,000$985,000
226 Maple Row3/2.51,910$1,005,000$1,000,000
3 Alder Mews3/2.51,900$1,025,000$1,030,000
12 Alder Mews3/2.51,940$1,060,000$1,050,000
231 Maple Row3/2.51,860$1,070,000$1,085,000

Larger or better equipped (4 sales)

median adjusted $1,145,000

Larger, or with more bathrooms. The value shown is NOT what these homes sold for — it is what each one implies about THIS property once restated at its size, condition and bathroom count. More restatement means a less reliable implication, which is why they carry half weight. Their sold price per square foot is what these homes actually transacted at — and it is normally LOWER than the closest group's, because price per square foot falls as homes get bigger. That is a size effect, not a discount, and not a ceiling.

AddressBed/BathSFSoldAdjusted
44 Cedar Terrace4/32,240$1,120,000$1,110,000
40 Cedar Terrace4/32,310$1,145,000$1,130,000
8 Birch Lane4/3.52,420$1,185,000$1,160,000
2 Birch Lane4/3.52,500$1,215,000$1,195,000

Smaller or less equipped (3 sales)

median adjusted $940,000

Smaller, or with fewer bathrooms, and likewise restated upward to this property. Half weight for the same reason, and useful as a check that the estimate has not drifted below the bottom of the market. Their sold price per square foot is normally HIGHER than the closest group's, for the same size effect in reverse.

AddressBed/BathSFSoldAdjusted
17 Linden Court3/21,640$895,000$905,000
9 Linden Court3/21,720$925,000$940,000
221 Maple Row3/21,760$960,000$970,000

DC public records (DC Open Data) supplied sale prices, bedrooms and baths across 4 of 12 comparable sales; the rest kept their listing values.

Nearby listings that ended without a sale

One listing, last asking $1,195,000 (about $622 a square foot), withdrawn after 94 days. Evidence, never a ceiling.

AddressBed/BathSFLast ask$/SFOutcome
235 Maple Row3/2.51,920$1,195,000$622Withdrawn · 94d

Sales nearby that were not on the MLS

Recorded by the District — off-market and for-sale-by-owner transfers the MLS never saw. They carry no asking price, days on market or seller credits, so they are evidence of what changed hands nearby and are not used as comparables.

AddressTypeSoldRecordedDistance
242 Maple RowMaple HeightsResidential-Single Family (Row$985,0002026-07-300.09 mi
6 Alder MewsMaple HeightsResidential-Single Family (Row$1,012,0002026-08-140.17 mi
19 Cedar TerraceMaple HeightsResidential-Single Family (Det$1,090,0002026-06-090.33 mi

Source: DC public records via Quoin. The recorded date is the District’s tax-record date, typically a few days after settlement.

The market each comp sold into

Conditions in 20099 when each sale went under contract — not when it closed, because the buyer competed at contract.

Today this ZIP is at 2.1 months of supply, which favoured sellers, median 12 days on market.

CompUnder contractListingsMonths supplyMedian DOMAbove list
17 Linden Court2026-08-31 (est.)2122.11246%
9 Linden Court2026-08-31 (est.)2122.11246%
221 Maple Row2026-08-31 (est.)2122.11246%
208 Maple Row2026-08-31 (est.)2122.11246%
226 Maple Row2026-08-31 (est.)2122.11246%
3 Alder Mews2026-08-31 (est.)2122.11246%
12 Alder Mews2026-08-31 (est.)2122.11246%
231 Maple Row2026-08-31 (est.)2122.11246%
44 Cedar Terrace2026-08-31 (est.)2122.11246%
40 Cedar Terrace2026-08-31 (est.)2122.11246%
8 Birch Lane2026-08-31 (est.)2122.11246%
2 Birch Lane2026-08-31 (est.)2122.11246%

Redfin Data Center, 90-day rolling windows by ZIP code. Not Bright MLS data, and not derived from the comparables above. 12 contract dates estimated from the close date where the listing carried no list date. Shown to explain what each comparable faced. It does not change the estimate — the seasonal and trend adjustments already account for market movement, and applying it again would count the same thing twice.

What the market has already said

This home was listed twice before: at $1,149,000 in 2024 (withdrawn after 71 days) and at $1,075,000 in 2025 (expired after 88 days).

The market declined $1,075,000 in 2025. That is a ceiling on what it was worth then, not what it is worth now, and it is shown rather than folded into the estimate.

If it were rented instead

$1,038,000

7 closed leases give $2.45/sqft, so about $4,650 a month; local sales trade at 18.6x annual rent.

Within 0% of the sales-comparison figure, which supports it.

Cost approach (land + replacement)

$951,000

$486,000 assessed land value (tax year 2026) + $465,000 depreciated replacement cost ($620,000 new, 25% depreciated for condition).

Rough national new-construction cost order of magnitude — UNVERIFIED against a current DMV-specific source. Update before relying on this figure.

What condition is this property in?

Comparable sales on this block range widely in price per square foot, which usually means they differ in condition rather than location. This estimate currently assumes typical condition, because nothing in the listing record says otherwise.

You have seen the property and the feed has not. On homes like this, that one answer moves the estimate more than any other input.

Re-run the search after choosing. You can change it again at any point, and the report records what you set.

This property has few close comparables

Finding enough comparable sales took 2 concessions — a wider search area, an older sale window, or a looser size match. Roughly one property in twelve needs that.

Across 29,728 past sales, homes in this position took a median 24 days to go under contract against 17 for the rest, 27% were still unsold at 60 days against 19%, and they closed a median 2.7% below their original asking price against 1.4%.

The estimate is also less certain here than usual: on these properties our median error was 14.9% against 11.2%, and the sale landed inside the range 69% of the time against 75%. Price to the middle of the range rather than the top, and treat the first three weeks as the test.

If the layout is unusual, name it in the listing

Homes that are hard to comp are often hard to picture. Naming the physical features in the listing — separate entrances, a second kitchen, an in-law suite, a ground-floor bedroom and bath, a detached studio — gives buyers something concrete to search for. Describe the property, never who might live in it: suggesting a home suits a particular kind of household is prohibited by fair housing law, and generated descriptions are checked for it before delivery.

Add these features to the listing description →

This does not change the estimate or the range. It is what past sales of similarly hard-to-comp homes actually did.

4

The working

Every step from the comparables to the number.

How this number was reached

StepEffectRunning total
Weighted median of adjusted comparables

12 comparable sales within half a mile, restated for size, bedrooms, baths and condition.

$1,022,000$1,022,000
Market velocity

Comparable homes here are selling faster than the surrounding market.

+$6,000$1,028,000
Recent price trend

Sales in the last 45 days closed slightly above older comparables.

+$4,000$1,032,000
Condition

Subject graded Good against a Fair-to-Good comparable set.

+$8,000$1,040,000

The bars start at $1,009,000, so the steps are visible. Green raised the figure, red lowered it.

Improvement values use third-party cost-vs-value benchmarks for the South Atlantic region, not our comparable sales, and reflect what buyers typically pay rather than what the work cost.

5

Before you list

What to check, adjust and confirm before this goes to a client.

Improvements

Work done since the last sale. Roof, HVAC, water heater, windows and kitchen are priced into the valuation — at the share of each cost a buyer typically pays, not the full amount spent, and reduced as the work ages. Everything else is recorded and shown, but does not move the number.

On record for this property

  • Roof · 2018Roof replacement permit issued 2018-04-11.
  • HVAC · 2009Mechanical permit for heating and cooling equipment issued 2009-06-02.
  • Kitchen · 2016The 2016 listing described an updated kitchen.

Shown for your judgment — it does not change the estimate. Comparable sales already reflect work like this, so counting it again would double it. A permit means the work was permitted, not that it was finished or done well, and permits are only available in DC: nothing here means the work was not done.

None recorded. Add any work done since the last sale — nothing is read from the listing automatically, so what you enter here is all the valuation has for the systems it prices.

Return rates come from published cost-vs-value research for this region, not from our comparable sales.

Saved copy of DC public records via Quoin, retrieved Sep 20, 2026.

Worth a look before listing

Big-ticket systems that are near the end of their typical life. A buyer’s inspector is likely to raise them, and they tend to come up in negotiation, so they are worth settling with your seller before the listing goes live: service it, get a quote, or be ready with an answer.

Ages come from permits and prior listings, not a guess. A system with no dated record is unknown, not fine, and is not listed here.

  • Heating and coolingInstalled in 2009, about 17 years ago; typical useful life is around 18.Approaching end of life

Adjust this analysis

Search criteria

Leave blank to use the engine defaults — a quarter-mile radius, widening only if it must, and a twelve-month sold window. Changing either re-runs the search.

Adjustments

Switching a factor off leaves it visible in the working, marked as excluded.

Subject condition

Overrides what the listing feed reported. Use it when you have seen the property.

Comparable sales

12 of 12 included

Drag a row by its handle to reorder how comps display below.

UseAddressSoldAdjustedSizeDistanceConditionSeller credit
⠿17 Linden Court$895,000$905,0001,640 sf0.31 mifair
⠿9 Linden Court$925,000$940,0001,720 sf0.28 mi—
⠿221 Maple Row$960,000$970,0001,760 sf0.06 migood
⠿208 Maple Row$972,000$985,0001,880 sf0.03 mi—
⠿226 Maple Row$1,005,000$1,000,0001,910 sf0.05 migood
⠿3 Alder Mews$1,025,000$1,030,0001,900 sf0.12 mi—
⠿12 Alder Mews$1,060,000$1,050,0001,940 sf0.14 migood
⠿231 Maple Row$1,070,000$1,085,0001,860 sf0.08 miexcellent
⠿44 Cedar Terrace$1,120,000$1,110,0002,240 sf0.36 migood
⠿40 Cedar Terrace$1,145,000$1,130,0002,310 sf0.38 mi—
⠿8 Birch Lane$1,185,000$1,160,0002,420 sf0.44 miexcellent
⠿2 Birch Lane$1,215,000$1,195,0002,500 sf0.47 miexcellent

Seller credit shows what Bright recorded — most closings record nothing either way, which is an absence of data rather than evidence there was none. Enter a figure you know and the comp is restated to what the buyer effectively paid; enter 0 to record that there was no credit.

Sample data: a fictional property and invented figures. No MLS data is shown.

AddressSoldWhy not used
1 Alder Mews$1,640,000Too different in size — about 2,900 sq ft against this home’s 1,900, well outside the size range used
30 Linden Court$610,000Too different overall — scored 0.31 on size, bedrooms and distance, below the 0.45 the analysis requires

Ask about this analysis

Questions about the methodology and how comps were weighted — never about a specific address or price, since this tool is never shown that data either.

Generate the report

Writes the narrative, saves the report, and uses one of your monthly CMAs. Nothing above has cost you one.

The full analysis a broker works from: the estimate and both ranges, pricing positions, the written letter, every comparable and why it is used, market context, the working, and what to check before listing. Photo slots show placeholders here.
Saved CMA report · 214 Maple Row · sample propertySample data

Comparative market analysis

214 Maple Row

Sample City, DC

Wider range (4 in 5)
$890,000 – $1,215,000

Wider range

About 4 in 5 sales landed inside ranges built this way in our testing.

Balanced market

Sweet spot

lowerhigher

How fast this price point is clearing

115 homes for sale and 62 sold in the last 3 months, within 1 mile.

At this property’s price point ($1,000,000–$1,100,000) there are 2.6 months of supply, which favours sellers, against 2.1 for the area as a whole.

Price bandFor saleSoldMonths of supply
$0–$900,0001922
0.9
$900,000–$1,000,0002719
1.4
$1,000,000–$1,100,000this property3112
2.6
$1,100,000+389
4.2

Sample figures for a fictional market, banded the way the real ones are. Shown to indicate how long a listing is likely to sit. It does not change the estimate — market movement is already carried by the trend and seasonal adjustments, and applying it again would count the same thing twice.

Pricing analysis

The number: The comparable sales support a value for 214 Maple Row of about $1,040,000, and I would put the likely range at $985,000 to $1,130,000. Half of the twelve adjusted sales landed inside it. A wider range of $890,000 to $1,215,000 is the one that held the eventual sale price about four times in five in our testing; it is wide here because the search had to widen to find enough sales and the condition of most of the comparables is not recorded.

The closest comps: The closest match group carries the estimate. Five sales on Maple Row and Alder Mews, all three bedrooms and two and a half baths and within a tenth of a mile, restate to a median of $1,030,000 with the least adjustment. The larger homes on Cedar Terrace and Birch Lane imply higher figures and the smaller homes on Linden Court imply lower ones, so they are weighted at half and act as a check on either side.

Timing and my recommendation: Homes that listed at about $1,075,000 and sold went under contract in a median of 16 days. Homes that listed near $1,040,000 did so in 13, and those near $1,120,000 in 15. That is a comparison of sold homes, not a forecast for this listing. I would list at $1,074,900, just under the $1,100,000 search bracket, which leaves room to negotiate without pricing above where the comparables sit.

Before you list: The heating and cooling equipment dates from 2009 and is near the end of its typical life, which buyers' inspectors are likely to raise. And the home was listed twice before without selling, at $1,149,000 in 2024 and $1,075,000 in 2025. The 2025 price is a ceiling on what the market accepted then, not a measure of what it is worth now.

Rates, for context: Buyers today can borrow about 5% less on the same monthly payment than when these comparables sold, because rates moved from 6.29% to 6.76%. That is context for how the price will be received; it does not change the estimate, which already reflects what comparable homes actually sold for.

This is not a professional appraisal or licensed valuation. This analysis is for informational purposes only.

How this number was reached

StepEffectRunning total
Weighted median of adjusted comparables

12 comparable sales within half a mile, restated for size, bedrooms, baths and condition.

$1,022,000$1,022,000
Market velocity

Comparable homes here are selling faster than the surrounding market.

+$6,000$1,028,000
Recent price trend

Sales in the last 45 days closed slightly above older comparables.

+$4,000$1,032,000
Condition

Subject graded Good against a Fair-to-Good comparable set.

+$8,000$1,040,000

The bars start at $1,009,000, so the steps are visible. Green raised the figure, red lowered it.

Improvement values use third-party cost-vs-value benchmarks for the South Atlantic region, not our comparable sales, and reflect what buyers typically pay rather than what the work cost.

Comparable sales within 0.5 mi — search widened to find enough comparable sales.

Sample data: a fictional property and invented figures. No MLS data is shown.

The evidence behind this report

The pricing positions, every comparable sale with its photo, the market around them and the sales we set aside. Recomputed from current data under this report’s settings. Listing photographs are provided by Bright MLS and carry its watermark.

What buyers can borrow now

These comparables sold at an average mortgage rate of 6.29%; the rate is now 6.76%. On the same monthly payment a buyer can borrow about 5% less than they could then.

Shown for context. It does not change the estimate above, which already reflects what comparable homes actually sold for.

Recommended pricing

List at

$1,074,900

Not the middle of the range — see below.

Three ways to price it

What each position has meant for comparable listings — measured, not projected. None of it is a promise about this property.

Conservative

$1,040,000

Priced to move fast and maximize buyer activity — can create competition.

Homes that listed at about this level and sold went under contract in a median of 13 days: 54% within a fortnight, 16% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

Moderate · recommended

$1,075,000

Balances market value, exposure and expected time on market.

Homes that listed at about this level and sold went under contract in a median of 16 days: 48% within a fortnight, 20% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

Aggressive

$1,120,000

Tests the top of the market; trades a longer marketing period for a shot at more.

Homes that listed at about this level and sold went under contract in a median of 15 days: 49% within a fortnight, 19% after more than two months. Sold homes only; a comparison, not a forecast for this listing.

$1,074,900 is 3.4% over the estimate, close to where the comparables sit once the range is this wide: in a backtest, listing a few points over the estimate sold about as fast as listing at it. The top of the supported range is $1,130,000; listing that high leaves more room to negotiate, placed just under $1,100,000 so the listing reaches buyers searching below that bracket.

What each comparable is evidence of

Each dot is one comparable sale, restated to this home. The shaded band is the likely range; the line is the estimate.

Closest match (5 sales)

median adjusted $1,030,000

Closest to this property in size and bathroom count, so the least restatement was needed to reach the figure shown. That is why this group carries full weight in the estimate: it is the group extrapolating least.

AddressBed/BathSFSoldAdjusted
208 Maple Row3/2.51,880$972,000$985,000
226 Maple Row3/2.51,910$1,005,000$1,000,000
3 Alder Mews3/2.51,900$1,025,000$1,030,000
12 Alder Mews3/2.51,940$1,060,000$1,050,000
231 Maple Row3/2.51,860$1,070,000$1,085,000

Larger or better equipped (4 sales)

median adjusted $1,145,000

Larger, or with more bathrooms. The value shown is NOT what these homes sold for — it is what each one implies about THIS property once restated at its size, condition and bathroom count. More restatement means a less reliable implication, which is why they carry half weight. Their sold price per square foot is what these homes actually transacted at — and it is normally LOWER than the closest group's, because price per square foot falls as homes get bigger. That is a size effect, not a discount, and not a ceiling.

AddressBed/BathSFSoldAdjusted
44 Cedar Terrace4/32,240$1,120,000$1,110,000
40 Cedar Terrace4/32,310$1,145,000$1,130,000
8 Birch Lane4/3.52,420$1,185,000$1,160,000
2 Birch Lane4/3.52,500$1,215,000$1,195,000

Smaller or less equipped (3 sales)

median adjusted $940,000

Smaller, or with fewer bathrooms, and likewise restated upward to this property. Half weight for the same reason, and useful as a check that the estimate has not drifted below the bottom of the market. Their sold price per square foot is normally HIGHER than the closest group's, for the same size effect in reverse.

AddressBed/BathSFSoldAdjusted
17 Linden Court3/21,640$895,000$905,000
9 Linden Court3/21,720$925,000$940,000
221 Maple Row3/21,760$960,000$970,000

DC public records (DC Open Data) supplied sale prices, bedrooms and baths across 4 of 12 comparable sales; the rest kept their listing values.

Nearby listings that ended without a sale

One listing, last asking $1,195,000 (about $622 a square foot), withdrawn after 94 days. Evidence, never a ceiling.

AddressBed/BathSFLast ask$/SFOutcome
235 Maple Row3/2.51,920$1,195,000$622Withdrawn · 94d

Sales nearby that were not on the MLS

Recorded by the District — off-market and for-sale-by-owner transfers the MLS never saw. They carry no asking price, days on market or seller credits, so they are evidence of what changed hands nearby and are not used as comparables.

AddressTypeSoldRecordedDistance
242 Maple RowMaple HeightsResidential-Single Family (Row$985,0002026-07-300.09 mi
6 Alder MewsMaple HeightsResidential-Single Family (Row$1,012,0002026-08-140.17 mi
19 Cedar TerraceMaple HeightsResidential-Single Family (Det$1,090,0002026-06-090.33 mi

Source: DC public records via Quoin. The recorded date is the District’s tax-record date, typically a few days after settlement.

The market each comp sold into

Conditions in 20099 when each sale went under contract — not when it closed, because the buyer competed at contract.

Today this ZIP is at 2.1 months of supply, which favoured sellers, median 12 days on market.

CompUnder contractListingsMonths supplyMedian DOMAbove list
17 Linden Court2026-08-31 (est.)2122.11246%
9 Linden Court2026-08-31 (est.)2122.11246%
221 Maple Row2026-08-31 (est.)2122.11246%
208 Maple Row2026-08-31 (est.)2122.11246%
226 Maple Row2026-08-31 (est.)2122.11246%
3 Alder Mews2026-08-31 (est.)2122.11246%
12 Alder Mews2026-08-31 (est.)2122.11246%
231 Maple Row2026-08-31 (est.)2122.11246%
44 Cedar Terrace2026-08-31 (est.)2122.11246%
40 Cedar Terrace2026-08-31 (est.)2122.11246%
8 Birch Lane2026-08-31 (est.)2122.11246%
2 Birch Lane2026-08-31 (est.)2122.11246%

Redfin Data Center, 90-day rolling windows by ZIP code. Not Bright MLS data, and not derived from the comparables above. 12 contract dates estimated from the close date where the listing carried no list date. Shown to explain what each comparable faced. It does not change the estimate — the seasonal and trend adjustments already account for market movement, and applying it again would count the same thing twice.

What the market has already said

This home was listed twice before: at $1,149,000 in 2024 (withdrawn after 71 days) and at $1,075,000 in 2025 (expired after 88 days).

The market declined $1,075,000 in 2025. That is a ceiling on what it was worth then, not what it is worth now, and it is shown rather than folded into the estimate.

If it were rented instead

$1,038,000

7 closed leases give $2.45/sqft, so about $4,650 a month; local sales trade at 18.6x annual rent.

Within 0% of the sales-comparison figure, which supports it.

Cost approach (land + replacement)

$951,000

$486,000 assessed land value (tax year 2026) + $465,000 depreciated replacement cost ($620,000 new, 25% depreciated for condition).

Rough national new-construction cost order of magnitude — UNVERIFIED against a current DMV-specific source. Update before relying on this figure.

AddressSoldWhy not used
1 Alder Mews$1,640,000Too different in size — about 2,900 sq ft against this home’s 1,900, well outside the size range used
30 Linden Court$610,000Too different overall — scored 0.31 on size, bedrooms and distance, below the 0.45 the analysis requires
The saved report as a broker opens it: the headline figures, the range, the reasoning and the working, then the evidence behind it: the pricing positions, every comparable sale with its photo, and the sales set aside.
Client document · 214 Maple Row · sample propertySample data

SAMPLE DATA — not live Bright MLS data. This document is for demonstration only and must not be given to a client.

Comparative market analysis

214 Maple Row

Sample City, DC

Prepared September 26, 2026 by Alex Morgan, Sample Realty Group

Licence SAMPLE-000000 (DC)

Wider range

$890,000 – $1,215,000

Tested against past sales, homes closed inside a range this wide about 8 times in 10.

Confidence 57% · comparables within 0.5 mi (search widened to find enough sales)

Condition data was available for 42% of comparable sales.

The analysis

The number: The comparable sales support a value for 214 Maple Row of about $1,040,000, and I would put the likely range at $985,000 to $1,130,000. Half of the twelve adjusted sales landed inside it. A wider range of $890,000 to $1,215,000 is the one that held the eventual sale price about four times in five in our testing; it is wide here because the search had to widen to find enough sales and the condition of most of the comparables is not recorded.

The closest comps: The closest match group carries the estimate. Five sales on Maple Row and Alder Mews, all three bedrooms and two and a half baths and within a tenth of a mile, restate to a median of $1,030,000 with the least adjustment. The larger homes on Cedar Terrace and Birch Lane imply higher figures and the smaller homes on Linden Court imply lower ones, so they are weighted at half and act as a check on either side.

Timing and my recommendation: Homes that listed at about $1,075,000 and sold went under contract in a median of 16 days. Homes that listed near $1,040,000 did so in 13, and those near $1,120,000 in 15. That is a comparison of sold homes, not a forecast for this listing. I would list at $1,074,900, just under the $1,100,000 search bracket, which leaves room to negotiate without pricing above where the comparables sit.

Before you list: The heating and cooling equipment dates from 2009 and is near the end of its typical life, which buyers' inspectors are likely to raise. And the home was listed twice before without selling, at $1,149,000 in 2024 and $1,075,000 in 2025. The 2025 price is a ceiling on what the market accepted then, not a measure of what it is worth now.

Rates, for context: Buyers today can borrow about 5% less on the same monthly payment than when these comparables sold, because rates moved from 6.29% to 6.76%. That is context for how the price will be received; it does not change the estimate, which already reflects what comparable homes actually sold for.

How this was derived

Weighted median of adjusted comparables12 comparable sales within half a mile, restated for size, bedrooms, baths and condition.$1,022,000
Market velocityComparable homes here are selling faster than the surrounding market.$6,000
Recent price trendSales in the last 45 days closed slightly above older comparables.$4,000
ConditionSubject graded Good against a Fair-to-Good comparable set.$8,000

This analysis is not an appraisal and is not a guarantee of sale price. It is prepared for the recipient named above and reflects market conditions on the date shown.

Sample data: a fictional property and invented figures. No MLS data is shown.

Prepared with Homesolo

What the client receives: a printable document with the range, the written analysis and how the figure was derived. Save it as a PDF from the browser.

Beyond the CMA

The rest of the platform: not part of the CMA, but the same broker session.

CRM · sample contactsSample data

Follow-ups due

Group by
Lead1

Michael Danso

Buyer

michael.danso@example.com

(202) 555-0113

Follow-up 1 day overdue

Active3

James Okafor

Buyer

james.okafor@example.com

(202) 555-0148

Follow up tomorrow

Nicole Park

Seller

nicole.park@example.com

(202) 555-0190

Follow up today

Priya Anand

Lender

(202) 555-0161

Under contract1

Sarah Lindqvist

Buyer

sarah.l@example.com

(202) 555-0172

Follow up in 4 days

Closed1

Rowan Fitzgerald

Seller

rowan.f@example.com

Lost0

None

Every contact you track, by pipeline stage or by role, with follow-ups due surfaced at the top. Not a CMA screen — a client roster you build over time.
Offer evaluation · sample offerSample data

Offer strength

82/100

Strong
  • Price2.1% over the estimate
  • FinancingAll cash
  • InspectionContingency waived
  • Earnest money3.2% of price
  • ClosingFlexible, no date set
An offer scored on its structure, not just the number at the top.
Listing timeline · 214 Maple Row · sample propertySample data

Strategy timeline · day 21 since 2026-09-01

  1. LaunchDays 0-3

    2026-09-01 to 2026-09-04

  2. MeasureDays 4-13

    2026-09-05 to 2026-09-14

  3. EvaluateDays 14-29

    2026-09-15 to 2026-09-30

    Days 14-21: a first intervention if response is weaker than expected. Days 21-30: did it work?

  4. RefreshDay 30+

    from 2026-10-01

Check-ins

  • Day 1-3 · skipped
  • Day 7-10 · recorded
  • Day 14 · recorded
  • Day 21 · recorded
  • Day 30 · upcoming

Some interest: keep measuring

Why

  • Showing activity looks moderate (close to a boundary, so read it loosely) for a townhouse: 3 a week over the last 14 days and 4 a week since launch.
  • No offers yet.
  • 2 second showings, a sign of stronger intent.
  • Buyers keep rating price poor.
  • The weekly market review finds the price inside the supported range.

Activity is neither strong nor weak for this kind of listing. Hold, keep recording each check-in, and read again at the next one.

Showing ranges are a listing broker's starting points, adjusted by property type and not measured against sales. Activity is one input beside offers, feedback, momentum and the market review. This reads what you report; it is not a forecast.

Day-by-day check-ins, buyer response and what to consider next, with the reasons.
Client alerts · saved client searchesSample data

Client alerts

The last 14 days across your saved client searches. Details are in Homesolo, not in email.

  • James · 3-bed townhouse, under $1.1M

    2 new listings match · 1 close match

    about 3 hours ago

    Review

  • Sarah · condo near transit

    1 status or price change

    about 20 hours ago

    Review

  • Michael · 4-bed, target neighborhood

    1 new listing matches · 2 close matches · 1 status or price change

    2 days ago

    Review
Homesolo watches each client's saved search and tells you what changed: new matches, close matches just outside the criteria, and status or price changes on homes you have shown.
Transaction deadlines · 214 Maple Row, under contractSample data
  • Inspection: in 2 days — urgent
  • Appraisal: in 6 days
  • Financing: in 17 days
  • Settlement: in 28 days
Contract deadlines counted down from today, so nothing slips: gray when there is time, amber inside a week, red inside three days.

Every screen and figure on this page uses a fictional property and sample data, not real MLS data. Nothing shown here requires — or implies — a real estate license.

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