Block 1
What this report is for
Not a numbered section
Who the seller report is written for, and what it refuses to do.
- A house, condo or townhouse being listed. Multifamily is an investor report.
- The stance: a seller conversation starts from the strong end of the evidence and negotiates down — the opposite of the buyer cut.
- What it must never become: a number chosen to win the listing.
Tools for this section
NO TOOLS. Written from evidence the report already holds — nothing to copy or wire.
Block 2
The conclusion — what it should sell for
Section 1
The number the whole conversation runs on, and the range around it.
- The concluded value, the range, and what the evidence behind it is
- The gap between that and what the owner hopes for, said plainly
- Whether the market is moving for or against them between now and closing
Tools for this section 4 proposed — correct me in your note above
- Automatic Valuation Analysis engine — the concluded value and its range
- What's My Home Worth /home-worth — the instant range they already saw
- Cave Forecast ng_broker_cave.html — what listings like theirs really close at
- Ask Premium ng_premium.html — how far above value sellers here ask
Block 3
What is being sold
Section 2
The property as the record has it, and what the record gets wrong.
- Beds, baths, size, age, lot — county roll against the MLS, disagreements printed
- What the owner knows that the record does not: work done, permits, condition
- A place for the owner to correct us before the number is set
Tools for this section 2 proposed — correct me in your note above
- What The Listing Says ng_rent_signals.html — every text field on the record
- County roll against MLS engine — disagreements printed, never silently resolved
Block 4
The market they are selling into
Section 3
The trend, and the timing question every seller asks.
- Direction of price and days-on-market in this submarket
- Best month to LIST, and what waiting costs or earns
- How many rivals they will be competing against right now
Tools for this section 4 proposed — correct me in your note above
- Best Month To Sell ng_brainiacs_corner.html — the seasonality board
- Sold & Rented ng_re_sold_rented.html — where listings started against where they finished
- Price Drops ng_price_drops.html — how much the market is cutting right now
- Days on market and months of supply engine
Block 5
The comparable sales
Section 4
The grid, and the answer to the objection every seller makes.
- Subject against each sale, every adjustment with its reason
- The sales that argue AGAINST our number, shown rather than hidden
- What the neighbour actually got, against what the neighbour asked
Tools for this section 3 proposed — correct me in your note above
- The sales grid engine — every adjustment with its reason
- Neighborhood Prices & Rents /prices — per square foot, block by block
- Sold & Rented ng_re_sold_rented.html — asked against got, on the same street
Block 6
What the sale nets them
Section 5
The number a seller actually keeps, which is not the sale price.
- Commission, taxes, doc stamps, payoff, and what lands in their account
- The capital-gains position: the $250k / $500k exclusion and the 2-of-5 rule
- What a price cut of X actually costs them, in take-home terms
Tools for this section 3 proposed — correct me in your note above
- The four tax calculators /tax-plan — what the sale does to their tax
- Capital gains position engine — the $250k / $500k exclusion, 2-of-5 rule
- Payoff, commission and closing costs engine — what actually lands in the account
Block 7
What is wrong with it — before a buyer finds it
Section 6
Everything a buyer's inspector will find, found first.
- Open and expired permits, liens, code cases
- Recertification exposure and age risk
- What is worth fixing before listing and what is not
Tools for this section 3 proposed — correct me in your note above
- Lien Check ng_lien_check.html — what is recorded against it
- Renovation Radar ng_renovation_radar.html — permit history, open and expired
- Recertification and age risk engine
Block 8
What to fix, and what not to bother with
Section 7
The only section that spends the seller's money.
- What renovations actually returned in this market, measured
- What buyers in this segment are paying a premium for
- The things that cost money and return nothing
Tools for this section 3 proposed — correct me in your note above
- Money Makers ng_moneymakers.html — the levers, and what each is worth here
- Measured feature premiums engine — pool, impact windows, renovated - from local sales
- Renovation Radar ng_renovation_radar.html — what renovated neighbours actually did
Block 9
How to price it, and what happens at each price
Section 8
One number is a guess. A ladder is a strategy.
- Three asking prices, and the likely days-on-market and outcome of each
- Where the buyer pool changes as the price crosses a threshold
- What overpricing costs, measured from listings that did it here
Tools for this section 3 proposed — correct me in your note above
- Ask Premium ng_premium.html — how much air the market tolerates
- Cave Forecast ng_broker_cave.html — the give-off at each asking price
- Price Drops ng_price_drops.html — what overpricing cost listings here
Block 10
Who the buyer will be
Section 9
Who actually buys this kind of property on this street.
- Where recent buyers here came from, and what they paid with
- Cash against financed, and what that does to the offer
- Investor against owner-occupier interest for this property type
Tools for this section 2 proposed — correct me in your note above
- Who Is Moving In ng_migration_map.html — where the buyers are coming from
- Brainiac's Corner ng_brainiacs_corner.html — buyer power, cash share, city boards
Block 11
The upside and the downside
Section 10
What could change the number in either direction, kept out of the number.
- Zoning, what the land is allowed to become, air rights
- Tax, insurance and the levers a buyer will use to push
- Nothing here moves the conclusion above — and it says so
Tools for this section 2 proposed — correct me in your note above
- Zoning and what the land may become engine
- Tax reset and insurance levers engine — the two a buyer will push on
Block 12
What happens next
Section 11
A seller closes the report and has to do something.
- The listing plan: price, month, and what to prepare
- What to re-check before signing, and the date to re-check it
- One link back to the live report so the numbers refresh
Tools for this section 2 proposed — correct me in your note above
- The listing plan to build — price, month, what to prepare
- Re-check dates engine
Block 13
Assumptions, limits, and what we could not verify
Section 12
The honest edge of the report.
- Every assumption, printed as a line the owner can argue with
- What we could not check, and how to check it
- Where we hold no evidence we say so — never a default
Tools for this section
NO TOOLS. Written from evidence the report already holds — nothing to copy or wire.
Block 14
Anything about the seller cut as a whole
Sections missing, sections that should not exist, the order they run in.
Tools for this section
NO TOOLS. Written from evidence the report already holds — nothing to copy or wire.