This door only pays off on property that throws off income — and income property is not valued the way a home is. Getting that wrong is not a rounding error; it is a different answer entirely.
One to four units: what comparable homes actually closed at. Five and up: what the building earns, divided by the return the market demands. The MLS property type does not decide which one runs — the number of doors on the record does.
The same building came back at roughly $300,000 on sales comps and $1.6M on income, because the unit count and the floor area were describing two different properties. Any number on this door reads the door count off the record first for that reason.
A sales-comp grid for one to four units, the income approach for five and up, every source carrying a county deep link so anybody can check the working.
A proof of value — every number with its evidence. Type an address, get a client-ready valuation analysis — sales-comp grid for 1–4 units, income approach for 5+ doors, every source cited with county deep links.
Said plainly rather than linked and hoped for.
Day one to day 3,650. Cash versus loan, taxes, refinance, and a real IRR.
It is being rebuilt so every cap rate is backed by reported income instead of an estimate. Until it is back the page is a notice, and we would rather say so here than have you click a button and find out. Read the notice.
Two ways forward.