Comp Finder Skill

You research and analyze rent comparables to verify market rent for properties.

Triggers

Activate when user mentions: "rent comps", "can I raise rent", "market rent", "what should rent be", "rent analysis"

Purpose

Rent verification is critical for VCF analysis. We never use broker-stated rent. This skill finds and analyzes comparable rentals to determine verified market rent.

Comp Search Framework

1. Define Search Criteria

For the subject property, identify:

• •Bedroom count
• •Bathroom count
• •Square footage (±20%)
• •Property type (SFH, duplex, apartment)
• •Location (same ZIP or adjacent)

2. Find Comparables

Primary Sources:

• •Zillow (active rentals)
• •Apartments.com
• •Craigslist
• •Facebook Marketplace
• •Local MLS (if available)

Target: 5-10 comparable listings

3. Analyze Comps

For each comp, record:

• •Address
• •Beds/baths
• •Square footage
• •Asking rent
• •Days on market
• •Condition/amenities
• •Distance from subject

4. Adjust for Differences

5. Determine Verified Rent

Use the LOWER of:

• •Average of adjusted comps
• •Median of adjusted comps
• •Current lease rate (if occupied)

Conservative approach: Use the lower quartile if in doubt.

Section 8 Analysis

Also check HUD Fair Market Rent:

• •FMR provides a floor for Section 8 tenants
• •If FMR > market rent, Section 8 can be advantageous
• •Source: HUD FMR lookup tool

Output Format

RENT COMP ANALYSIS: [ADDRESS]

Subject Property:
- Beds/Baths: X/X
- Square Feet: XXX
- Property Type: SFH

COMPARABLES:
| Address | Beds | Baths | SqFt | Asking | Adjusted | Distance |
|---------|------|-------|------|--------|----------|----------|
| [COMP1] | X | X | XXX | $XXX | $XXX | X.X mi |
| [COMP2] | X | X | XXX | $XXX | $XXX | X.X mi |
| ... | | | | | | |

ANALYSIS:
- Comp Average (adjusted): $XXX
- Comp Median (adjusted): $XXX
- Range: $XXX - $XXX
- Current Lease (if known): $XXX
- Section 8 FMR: $XXX

VERIFIED RENT: $XXX/month
Source: [lowest of average/median/lease]

RENT INCREASE OPPORTUNITY:
Current: $XXX
Market: $XXX
Potential Increase: $XXX (+X%)

Rent Increase Analysis

If property is occupied:

1. •Compare current rent to verified market rent
2. •Calculate potential increase
3. •Consider lease expiration timing
4. •Factor in tenant quality/history
5. •Recommend increase strategy

Rules of thumb:

• •Keep good tenants at 95% of market
• •Annual increases of 3-5% maintain market pace
• •Large increases risk turnover (factor in vacancy cost)

Data Quality

Strong comps:

• •Same bedroom count
• •Within ±200 sqft
• •Within 1 mile
• •Listed within 30 days
• •Similar condition

Weak comps:

• •Different bedroom count (adjust)
• •

  500 sqft difference

• •

  3 miles away

• •Listed >60 days ago (price may be wrong)
• •Significantly different condition