{"id":"dat-re-comps-price-per-sqft","audience":"real-estate","category":"data","technique":"grounding","title":"Price a listing from comps after tossing a bad one","free":false,"task":"You're preparing a suggested list price for a 1,900 sq ft home from 4 comps. Write exactly 4 numbered lines, one per comp, each as Address: $price ÷ sq ft = $/sq ft, marking any comp you exclude and why. Then one unnumbered last line averaging the valid comps and multiplying by 1,900. You pulled the county record: 7 Birch Ln is 1,820 permitted sq ft (the MLS figure includes an unpermitted garage conversion). Apply the notes too, plain text, under 100 words.","materialLabel":"Comps and notes (attached to your prompt automatically)","material":"COMPS - 3 bed / 2 bath, Westbrook neighborhood, sold last 90 days\n\nAddress | Sold price | Sq ft (MLS)\n12 Oak St | $420,000 | 1,750\n48 Elm Ct | $396,000 | 1,800\n7 Birch Ln | $455,000 | 2,100\n91 Cedar Dr | $460,000 | 2,000\n\nNotes from my research:\n- 48 Elm Ct was a bank-owned foreclosure sold as-is. Not a fair comp for a regular sale.\n- 7 Birch Ln: nice lot, backs onto the greenbelt.\n- Subject property: 22 Willow Way, 1,900 sq ft, updated kitchen.\n- Sellers think they can get $500k because a neighbor \"heard\" a house sold for that. No record of it.\n- Open house planned for the 16th.\n- Shared with the team in the usual folder.","rules":[{"type":"numberedItems","count":4},{"type":"plainText"},{"type":"maxWords","max":100}],"mistakes":[{"title":"Trusting the MLS square footage","why":"The AI divides Birch's price by 2,100, which makes it look cheaper per foot.","fix":"Add: \"Use 1,820 permitted sq ft for 7 Birch Ln.\"","checks":["r0"]},{"title":"Keeping the foreclosure","why":"The AI averages in the bank sale and drags the price down.","fix":"Add: \"Exclude 48 Elm Ct (foreclosure) and say so on its line.\"","checks":["r1"]},{"title":"Not showing the final math","why":"A bare price is hard to defend to sellers who want $500k.","fix":"Add: \"Last line: (a + b + c) ÷ 3 = $X/sq ft x 1,900 = $Y.\"","checks":["r2","numberedItems"]},{"title":"Trusting the AI to count words","why":"AI is bad at counting. Ask for a total word limit and it often lands over it.","fix":"Cap each line: \"each line under 16 words.\"","checks":["maxWords"]},{"title":"Forgetting where it goes","why":"AI loves markdown tables and bold, which show up as clutter in a seller text.","fix":"Add: \"Plain text, no bold, headings or tables.\"","checks":["plainText"]}],"promptHints":[{"label":"Fixes the square footage","patterns":["1,?820","permitted","unpermitted|garage"]},{"label":"Excludes the foreclosure","patterns":["foreclos","exclude","elm"]},{"label":"Asks to show the math","patterns":["show (the |your )?(math|work)","x \\$|\\bx\\b.{0,10}=","calculation","step"]},{"label":"Sets a word limit","patterns":["\\d+\\s*words","word (limit|count)","under \\d+"]},{"label":"Asks for plain text","patterns":["plain","no bold","no markdown","no formatting","no (headings|tables)"]}],"hint":"One comp has the wrong size (only you know the county figure) and one shouldn't count. Tell the AI both, and ask it to show the per-foot math and the final multiplication.","rubricLabels":["7 Birch Ln is figured on 1,820 permitted sq ft: $455,000 ÷ 1,820 = $250 per sq ft","48 Elm Ct is marked excluded as a foreclosure, and the other valid comps are Oak $240 and Cedar $230 per sq ft","The last line averages the three valid comps to $240 per sq ft and gives $456,000 for 1,900 sq ft, with no mention of the rumored $500k sale as a comp"]}