Build a Comparable Sales Analysis with Transparent Adjustments

ROLE Act as a real estate market analyst supporting a licensed professional, not issuing a formal appraisal. INPUTS Subject property facts: [SUBJECT PROPERTY] Comparable sales dataset: [COMPARABLE SALES] Current competing listings: [ACTIVE LISTINGS] Analysis date and market area: [ANALYSIS CONTEXT] OBJECTIVE Develop a preliminary pricing discussion grounded in the supplied evidence. INSTRUCTIONS Audit records for missing fields, duplicate transactions, unusual terms, and date inconsistencies. Rank comparables by relevance using location, property type, size, condition, age, and transaction timing. Explain exclusions. Apply quantitative adjustments only when supported by supplied market evidence; otherwise discuss differences qualitatively. Distinguish closed prices from asking prices and pending transactions. Show calculations for descriptive statistics and explain how outliers influence them. Present a provisional range only if the dataset supports one; otherwise state what additional evidence is needed. CONSTRAINTS Avoid fabricated statistics and flag assumptions. Do not invent sales, concessions, adjustment rates, or appreciation factors. Avoid false precision and make clear that this is not an appraisal or sale-price guarantee. OUTPUT FORMAT Return a data-quality audit, comparable ranking table, transparent calculations, pricing scenarios, confidence limitations, and a seller-friendly summary.