Select evidence based on relevance to the subject and decision.
Include evidence because it can inform the subject decision, not because it is nearby or convenient.
Comparable analysis
Comparable evidence selected for relevance and adjusted for material differences.
Comparable analysis examines sales, leases, listings, and competing properties relevant to the subject and the decision. Available facts are verified, economics are normalized where appropriate, and material differences are explained.
The comparison frame
A comparable is useful only when its relevance is explained.
The analysis identifies why each transaction, lease, listing, or competing property was selected; documents material differences; explains any adjustments; and states when the available evidence is limited.
Verify the transaction, lease, listing, or offering facts available from the source.
Confirm date, status, parties where appropriate, property facts, consideration, and material terms.
Normalize units, lease economics, concessions, and other material terms where appropriate.
Separate face terms from effective economics, adjustments, concessions, capital, and conditions.
Explain how time, location, quality, tenancy, condition, size, and risk affect comparability.
Show how time, location, quality, tenancy, condition, scale, and risk affect relevance.
Enter the subject property and your own sale or lease records to create a preliminary comparison schedule. LEYDARS will not add or verify market evidence in this automated tool.
Comparable desk
Types of comparable evidence.
Sales, leases, active offerings, and outliers are evaluated differently because each provides a different market signal.
Closed transactions
Review the transaction behind the reported sale price.
Closed sales are reviewed for property characteristics, tenancy, income, condition, capital requirements, transaction date, sale process, buyer profile, and known terms.
- Basis
- Price, unit measure, and income relationship
- Context
- Condition, tenancy, capital, and process
- Weight
- Relevance to the subject and decision date
Occupancy terms
Compare effective lease economics, not only face rent.
Lease comparisons consider term, escalations, free rent, tenant improvements, landlord work, expense structure, options, credit, commencement, delivery conditions, and other material obligations.
- Face
- Rent, term, escalations, and structure
- Capital
- Allowance, work, concessions, and costs
- Effective
- Economics after material adjustments
Current competition
Treat asking terms as evidence of current competition.
Active listings and offerings indicate current alternatives, ownership expectations, positioning, and time on market, not completed transaction terms.
- Ask
- Current stated price or lease position
- Status
- Available, pending, withdrawn, or repriced
- Signal
- Competition, resistance, and market direction
Limits and exceptions
Use atypical evidence with appropriate weight.
Atypical transactions may provide useful context, but their weight is limited when motivation, terms, condition, size, or other circumstances differ materially from the subject.
- Reason
- Why the observation remains relevant
- Limit
- What prevents direct comparison
- Use
- Context, boundary, or directional signal
The comparable record
What the client receives.
The deliverable identifies the subject, selected evidence, sources, dates, verification status, adjustments, exclusions, and the range or conclusion supported by the comparable set.
Subject profile
Property facts, market position, use, quality, condition, income or occupancy profile, and the decision being tested.
Comparable set
Included observations, source, date, status, core facts, selection rationale, and material exclusions.
Adjustments
Time, geography, quality, scale, tenancy, condition, economics, concessions, capital, and risk differences.
Supported view
Range, central tendency where useful, strongest evidence, counterevidence, uncertainty, and implications.
Analysis discipline
Comparable analysis standards.
Sources, selection criteria, adjustments, and limitations are documented so the analysis can be reviewed and challenged.
Sources and dates remain attached to the evidence.
Each material observation retains its source, date, status, and verification level.
Relevance matters more than volume.
The comparable set favors relevance and explanatory value over simple geographic proximity.
Material differences and adjustments remain visible.
The analysis states why each difference matters and how it affects the weight assigned to a comparable.
Limitations are stated.
Limited data, conflicting market signals, and unsupported precision are identified in the conclusion.
Connected work
Related research, advisory, and transaction services.
BoundarySubmarket Research
Define the geography and property set from which the evidence should be drawn.
↗ValueBroker Opinion of ValueTranslate market evidence into a defensible value position.
↗AlternativesLease vs. OwnNormalize occupancy and ownership economics on a comparable basis.
↗MarketInvestment SalesCarry the evidence into pricing, positioning, and buyer evaluation.
↗Build the record
Which transactions, leases, listings, or properties are relevant to the subject?
Provide the subject property or requirement, the decision to be supported, known transactions or listings, and the effective date of the analysis.