Subject Property
Enter the property being priced. Yellow-cell equivalent of the Excel calculator — every field below feeds the adjustment grid.
Comparable Sales
Closed sales only · ≤90 days preferred (6-month max with time adjustment) · same submarket · GLA ±20% · bracket the subject · minimum 3, Nexian standard 4–6.
Adjustment Grid — Document of Record
All adjustments are applied TO THE COMP. Inferior comp → adjust up; superior → down. Sequence: rights → financing → conditions of sale → expenditures → time, then physical lines together.
Quality Tests (Fannie Mae)
Net ≤15% · Gross ≤25% · Single line ≤10%. If a comp fails, replace it — don't argue around it.
Nexian Confidence Scores → Comp Weights
Recency + Proximity + Similarity + Adjustment Discipline, 25 pts each. Weight = score ÷ Σ scores. Comps under 50 are presumed unreliable. Override the auto-score only with documented justification.
Cost Approach
Site value + (Replacement Cost New − Depreciation) + site improvements. Age-life: RCN × (effective age ÷ economic life).
Income Approach
GRM for 1–4 unit residential; direct capitalization for 5+ unit / commercial.
Across-Approach Weights (Nexian Equation, Layer 2)
Never a simple average. Select the property type preset (per Fannie Mae B4-1.3-11 weighting practice) or set custom weights — they must total 100%.
Sanity Bands (Nexian Equation, Layer 3)
All three must pass before the price is locked. Failure triggers re-examination of comps and adjustments.
Push to Go High Level
Sends the value opinion to the contact record, creates the opportunity, and fires the “valuation completed” workflow. Requires GHL configuration (config.js).
Adjustment Bases — Paired-Sales Derived
Every value here must be traceable to ≥2 paired sales (3+ preferred). Defaults are the Q1 2026 LFUCG study. Re-derive quarterly or after major market shifts. Time adjustment is %/month (0.0055 = 0.55%/mo).