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COMPARATIVE MARKET ANALYSIS — 742 Elm Street EXECUTIVE SUMMARY: Recommended listing price: $405,000 - $415,000 (Confidence: High) Market conditions strongly favor sellers with under 3 months of inventory. Your updated kitchen adds measurable value, but original bathrooms require a modest downward adjustment versus fully renovated comparables. MARKET CONTEXT: The micro-market around Elm Street is firmly in seller's territory. With 2.8 months of inventory (a balanced market requires 5-6 months), well-priced homes are moving in under three weeks. The 99.2% list-to-sale ratio tells us buyers are paying very close to asking price — aggressive overpricing is the primary risk, not underpricing. COMPARABLE ANALYSIS: | Comp | Sale Price | $/SqFt | Adjustments | Adjusted Value | |------|-----------|--------|-------------|---------------| | 118 Oak Lane | $415,000 | $231 | -$8K (larger), -$5K (renovated baths vs. original) | $402,000 | | 305 Birch Ave | $392,000 | $238 | +$6K (smaller), +$12K (your kitchen upgrade vs. original) | $410,000 | | 89 Maple Dr | $428,000 | $225 | -$10K (4th bedroom premium), -$8K (updated baths + new roof) | $410,000 | ADJUSTMENT NARRATIVE: The home on Oak Lane is your closest comp in terms of condition, but at 1,800 sqft it is slightly larger and had fully renovated bathrooms — we adjust down $13K to account for the size and bath difference. Birch Avenue sold in original condition at $392K, but your kitchen renovation adds approximately $12K in value based on local return-on-renovation data. PRICING STRATEGY: I recommend listing at $409,900. This price sits in the sweet spot: high enough to capture the value of your kitchen upgrade, but below the $415K threshold where buyers with $425K budgets are actively searching. Pricing at $409,900 rather than $419,900 keeps you in the results for more buyer searches and, in this market, is likely to generate multiple offers within 14 days.