1. How to Select Proper (Listing & Sold) Comparables for a Broker Price Opinion
Presented by:
James A. Browning
MRE, CEC, SFR®, BPOR
National Educator, Trainer, Speaker
Founder & CEO of REO Institute
Author, “How to Work with Asset Managers”

2. Selection of Comparables
Selection of comparables is
the most important steps in completing a BPO.
Your final determination of value will be directly related to the comparables selected.
You should run a summary of solds, actives, and pending comps in the subject’s subarea to determine number of sales, listings, as well as lowest, average, and high list and sold prices. 1

3. Selection of Comparables
The BPO typically consists of three sold comparables and three active/list comparables.
Under contract properties may be used as list comparables.
Choose the 3 best Sold comps and the 3 best List comps.
Selection of Comparables 1

4. Selection of Comparables
Locate sold/list comparables that are equal to the subject in style, size, features, location, etc.
It is preferable to stay within the same subdivision or multifamily complex when possible.
Compare ranches to ranches, 2 stories to 2 stories, etc.
Selection of Comparables 1

5. Selection of Comparables
Bracket each sold/list comp as inferior, equal, and superior
Distance for each comp from subject in miles or blocks
1 mile radius is a parameter
Selection of Comparables 1

6. Four Parameters Comps to be within 1mile or explanation required.
Comps to be + or – 25% of the square footage of the subject.
Comps to be + or – 15 years of Subject’s age (YOC).
Comps to be 6 months old or less, or explanation required. 1

7. Adjustments are made to the comparable and never to the subject.
Adjust the comparable to make it similar to the subject.
Comparable is inferior to the subject,
you add value
Comparable is superior to the subject, you subtract value
Adjustments 1

8. Adjustments are most commonly made when there is a difference between subject and comparable in:
square footage (above ground only)
number of bedrooms (above ground only)
number of bathrooms (above ground only)
general condition
style of home
basement (none, unfinished, finished, etc.)
Adjustments 1

9. Continued.. Adjustments are most commonly made when there is a difference between subject and comparable in:
Quality of construction
Concessions
(these will always be entered as a negative adjustment)
Year of construction (YOC)/age
Lot size
Location and views
(urban, suburban, rural, mountain view, corner lot, open space views, etc.)
Features and physical characteristics (patio, porch, fireplace, AC, upgrades, etc)
Client specifications always take precedence over information provided. 1

10. Adjustments Feature Subject +/- Comparable = Difference x Feature
Garage 1 2
1 x $3,000
- $3,000
Adjustments 1

11. Entering Information on the BPO Form
Be prepared, have all data ready
Subject property information, comps selected with distances from subject, original list price, original list date, days on market, lot size, etc.
You must work smart in order to meet your deadlines. 1

12. Enter all requested information about the subject property.
Describe the property – describe in detail.
If the BPO does not specifically ask for this information, find someplace to describe the property.
Attach a document to file if necessary.
Entering Data 1

13. Entering Data Describe the neighborhood as well as the market area
Be objective in all comments, DO NOT be subjective
Comments must be verifiable and cannot violate any fair housing practices
Entering Data 1

14. Basements & Crawlspaces: considered below grade and not included in the finished square footage
This area should be noted and valued separately
Take photos of this area, and record any comments
Entering Data 1

15. Enter comparables from left to right and the best to the least.
Inferior, Equal, Superior
Entering Data 1

16. List prices are not the best indicator of value as there is often little consistency in pricing.
Prices can be under market value if a short sale, and may not even reflect what a lender will accept.
Prices can be over inflated in cases where sellers are not motivated to sell, or have unrealistic ideas of what their properties are worth.
Entering Data 1

17. The only time list prices may reflect the current state of the market is when list prices are noticeably and consistently lower than solds in the last 6 months, or under contract and significantly higher than solds in the last 6 months.
Entering Data 1

18. Entering Data Comments: enter comments for each comparable
You are the eyes and ears for the client
Comments on condition, adjustments made, and terms of sale/financing are guidelines to follow
Comment on additional bedrooms/baths in basement and other features not listed elsewhere on the BPO.
Entering Data 1

19. Rate the comparables, as inferior, equal or superior
Or they will ask you to identify the list and sold comparable most similar to the subject
Entering Data 1

20. These should not be attempted until you master residential BPOs
Land Value
There will also be opportunities to do BPOs on vacant land, subdivision lots, etc.
These should not be attempted until you master residential BPOs 1

21. Pricing Check and consider the following when reconciling:
Calculations are accurate
Consistent use of criteria for all comps
Adjustments have consistent values
Data collected is reliable and accurate
Comp to the Subject - similarities/differences
Your final opinion of value must fall between
your lowest and highest adjusted sold comps
Pricing 1

22. Thank you! 1