3 / 5 · Average
Functional and livable with typical wear.
Free investor valuation tool
Comp a house from
sales—not vibes.
Enter the subject property and at least two similar homes that actually sold. PropLurk normalizes their price to the subject's size, adjusts for condition, and shows exactly how each sale affects the estimate.
- No account required
- Editable local adjustments
- Downloadable PDF summary
01
Subject property
The house you are trying to value.
3 / 5 · Average
Functional and livable with typical wear.
02
Sold comparables
Use closed sales—not active listing prices.
4 / 5 · Updated
Recent improvements with limited immediate work.
2 / 5 · Needs renovation
Substantial deferred maintenance or dated finishes.
Transparent method
A comp estimate you can challenge.
The output is only as good as the sales selected. PropLurk keeps the math exposed so an investor can replace a weak comp or change a market assumption without losing the reasoning.
Normalize the sale
Each sold price is converted to price per square foot, then applied to the subject's living area. That makes differently sized properties easier to compare.
Adjust the differences
The condition slider moves the normalized value toward the subject's condition. Optional bedroom and bathroom adjustments are off until you enter local evidence.
Weight the evidence
Recent, nearby sales with similar living area receive more weight. The result includes a planning range and a qualitative read on the comp set.
Comp selection checklist
Similarity beats quantity.
Prefer the same neighborhood, subdivision, school boundary, and property type. Cross a major road or district only when the market truly treats both sides alike.
Begin with the last three to six months. Expand the window only when sales are scarce, and account for a market that has moved since closing.
Living area, bed and bath count, lot utility, age, parking, renovation quality, and property condition can matter more than straight-line distance.
Family transfers, distressed sales, seller concessions, unusual financing, and bundled property sales may not represent normal market value.
Comparable-sales questions
Before you trust the number.
How many comparable sales should I use?
The calculator requires two sold properties, but three to five recent and nearby sales usually produce a more useful planning range. More comps do not fix poor comps, so prioritize similarity over volume.
How does the condition adjustment work?
Each property is scored from distressed to renovated on a five-level scale. The calculator adjusts the size-normalized value by four percent per condition level by default. You can change that assumption to match your local market.
Is this the same as a real-estate appraisal?
No. It is a transparent investor planning tool based only on the sales and assumptions you enter. A licensed appraiser or qualified local professional may use additional records, inspections, and market judgment.
Should I use active listings as comps?
Closed sales provide evidence of what buyers actually paid. Active and pending listings can show current competition, but they should not replace sold comparables in this calculation.
Turn the comp into a complete deal.
Save the valuation beside financing, rent, expenses, offers, and the rest of the acquisition record.
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