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Running Property Comps and Reading Rental Valuations

How comps are selected, how to tune the comp set, and how to interpret the rental rate Rescover puts on a property.

Comps — comparable properties — are the foundation of every analysis Rescover runs. The platform pulls comps from your MLS feed (sale comps) and from rent surveys + market data (rental comps), and uses them to power Property Suite valuations, Analysis Engine projections, and Portfolio Insights reports.

Running comps on a property

  1. Open the property in Property Suite (search the address from the home screen, or click any property in MLS Search results).
  2. Open the Comps tab.
  3. Rescover shows two sections: Sale Comps (recently sold properties similar to the subject) and Rental Comps (rents on similar properties currently or recently leased).
  4. Adjust the comp selection if needed — see "Tuning the comp set" below.

How comps are picked

By default, Rescover selects comps based on:

  • Distance: nearest properties first, expanding outward until enough comps are found.
  • Property type: single-family stays with single-family, duplex with duplex, etc.
  • Bed/bath similarity: within ±1 bed and ±1 bath where possible.
  • Square footage: within roughly ±20%.
  • Recency: sale comps from the last 6–12 months; rental comps from the last 90 days where available.

Tuning the comp set

The default selection is usually right, but you can override:

  • Click the gear icon on the Comps tab to expand or shrink the search radius, change the bed/bath tolerance, or change the recency window.
  • Uncheck individual comps that don't actually match (different street, vastly different condition, etc.). The valuation recomputes immediately.
  • Add comps manually by searching for a specific address and clicking Use as Comp.

Reading the rental comp output

Rental comps drive the rental rate Rescover uses in Analysis Engine. The output you see is a market rent estimate based on the selected comps. If the estimate looks off, check:

  • Are the selected comps actually similar? Beds/baths/sqft should be close. If they're not, tune the filters.
  • Is the property's condition unusual? A newly renovated property in a market of older stock will rent above the comp median — adjust the rental rate manually if you have local knowledge.
  • Is the property in an unusual sub-market within the ZIP? Some ZIPs span very different neighborhoods.

For a deeper explanation of where the rental rate comes from, see Where Does the Rental Rate Come From?

Common issues

  • "Error in comps." Most common cause: MLS connection isn't live for the property's region. See How to Connect Your MLS.
  • "No rental comps found." Rural areas and small towns sometimes have thin rental data. Try expanding the radius, or input a rental rate manually based on local knowledge.
  • "Comp valuation seems too high / too low." Check the selected comps and uncheck outliers. The estimate is a weighted average — one or two outlier comps can pull it noticeably.
  • "I keep getting comps from the wrong neighborhood." Tighten the radius or pick comps manually. Rescover doesn't know neighborhood names the way a local does — your judgment beats the algorithm in edge cases.

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