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Valuing properties, pitching listings, briefing buyers

Valuing properties, pitching listings, briefing buyers

~5 min read

Closr runs comparative market analyses the way experienced agents do them: tiered comps, a defended base range, a separate realistic ceiling, real adjustments for parking and condition. The math is deterministic ($/sqft IQR), the narrative is human, and you can spin the same CMA into a seller-facing pitch email or a buyer-facing briefing in the same turn.

Running a CMA

  1. 1Type 'value 142 Eastern' (or any address).
  2. 2Tell Cody the subject's beds, baths, sqft, parking, and a one-liner on condition (e.g. 'original kitchen, finished basement').
  3. 3Drop 3 to 5 recent sold listings from your MLS. PDFs, screenshots, or paste them inline as 'address: sold price: sold date: beds/baths/sqft: condition'.
  4. 4Closr produces a tiered CMA card: anchor comps (Tier 1), reference comps (Tier 2), excluded outliers, subject adjustments, and a defended range + ceiling.

Pitch email + CMA in one turn

When you're pitching a listing, say so up front. 'Pitching the Smiths on 142 Eastern tomorrow' triggers both the CMA AND a 220-word seller-facing pitch in the same turn. Banned-word list enforced (no clichés, no em dashes), conditions stated as deal-screening rather than pursuit.

Buyer briefings

For buyer side, mention the client and the asking price. 'Sarah wants to see 142 Eastern, asking $1.49M' triggers a full buyer briefing: value assessment vs the comps, severity-coded inspection findings (if you've dropped a Carson Dunlop report), viewing checklist, listing-agent questions, and a client-facing email.

Closr doesn't pull MLS data: Canadian regulatory constraints plus an intentional design choice. You're the data layer. The methodology lives in docs/methodology/cma-pitch.md if you want to see how the math works.