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Before choosing any adjustment range, put the completed sale in a simple comparison grid: closing date, exact location, floor, outlook, usable layout, condition, parking, outdoor space and monthly HOA charge. Note any known concessions rather than relying only on the recorded price. Fill in the...

I disagree slightly with calling it “clean financing” if the purchase still depends on lender approval or valuation. That phrase could create the wrong expectation. Say exactly what has been obtained and exactly what remains outstanding.

I wouldn’t lead with lease length until you separate genuinely available homes from withdrawn and relisted stock. Is the 106 days measured from the first appearance, or only the current listing? Also, “Rome” is too broad if most of your sample is coastal. Divide it into smaller neighbourhood...

Don’t double-count conservatism, though. Vacancy, turnover and management overlap if the manager’s fee already includes reletting and is charged only on rent collected. Ask for a written breakdown, then model each cost once. A pessimistic model is useful; a muddled one can reject a workable...

Insurance is another line that often gets entered as a token amount. Confirm what the building policy covers and what remains the owner’s responsibility inside the condo, including liability and loss-of-rent protection if available. Don’t assume the condo’s policy makes a separate landlord...