Market Analysis Report – Ronald Williams, Real Estate Professional & Valuation Specialist

Subject Property Overview

Why this matters to you:

This section confirms the subject’s identity, use, occupancy, and overall condition as supported by the Property Condition Report (PCR). These details anchor the entire Market Analysis Report, ensuring that all later sections—including the market area trends, submarket definition, target buyer profile, and pricing conclusions—are interpreted in the correct physical and functional context.

Confirm the core property details and current condition as supported by the Property Condition Report (PCR).

Location & Identity

Enter the full mailing address used to identify the subject in public records, MLS, and lender documents.

Property Address * Unit # City * State * Zip Code *

Current Use, Occupancy & Condition

Select the current legal/functional use, occupancy, and overall condition rating as supported by your PCR. These responses define how the subject competes within the broader market and submarket.

Property Type * Choose the primary current use category that best matches public records and observed use. Occupancy Status * Reflect the current physical occupancy at the time of inspection (not projected use). Overall Condition Rating (from PCR) * Use the global rating from the PCR that best represents the subject’s overall physical condition.

Market Area Identification

Why this matters to you:

This section defines the broader market context in which the subject property competes. By documenting boundaries, land use, occupancy mix, pricing ranges, distressed-sale activity, and economic forces, you create the foundation for later conclusions about submarket performance, buyer demand, pricing strategy, and risk in the full Market Analysis Report and BPO.

Define the broader geographic market area, including economic context, land use mix, occupancy patterns, pricing ranges, and distressed-sale influence.

Market Area Description * Identify the primary geographic boundaries, major roads, landmarks, and neighborhood anchors that define the subject’s competitive market area.

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Relationship to Metropolitan Area * Describe connectivity to employment hubs, transit corridors, downtown access, and regional commercial centers.

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Public Works & Development Activity Note any infrastructure, redevelopment, or revitalization projects influencing value trends.

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Environmental / Disaster Impacts? * Indicate whether the market area is affected by flooding, contamination, storms, or other environmental risks. Explain Impacts (Required if Yes)

Employment Conditions * Describe whether the job market is growing, stable, or declining based on observed employer trends. Economic Influences * Identify dominant employers, institutions, and industries driving the local economy.

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Land Use Breakdown (%)

Enter approximate land use distribution. Total must equal 100%.

Calculated Total: Single Family: Residential Investments (2–4 units & small mixed-use): Apartment Buildings (5+ units): Commercial (incl. Industrial & Institutional): Other (incl. vacant land):

Occupancy (Residential SF & Investment Only) (%)

Total must equal 100%.

Calculated Total: Owner: Tenant: Vacant:

Typical Price Range (Low) * Lower boundary of typical sale prices for comparable properties in the market area. Typical Price Range (High) * Upper boundary of typical sale prices for comparable properties in the market area. 12-Month Value Trend (%) Percent change in overall market value over the past 12 months.

REO / Short-Sale Level * Approximate saturation of distressed properties (REO, Sheriff Sale, Short Sale). REO / Short-Sale Trend * Direction of distressed activity and its potential influence on pricing.

Overall Market Summary Narrative * Provide a concise overview of the market area’s stability, direction, and notable influences.

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Housing Affordability Analysis

Why this matters to you:

This section links home prices to household incomes over time. Tracking the price-to-income ratio helps you determine whether the market is becoming more expensive or more accessible, which directly affects buyer demand, marketing time, negotiating power, and long-term risk in your Market Analysis Report and BPO.

Evaluate whether household incomes within the market area are keeping pace with home price trends, and identify any affordability pressure forming over time.

Current Market Affordability

Enter current median home price and household income. The affordability ratio will calculate automatically. A rising ratio indicates declining affordability.

Median Home Price * Median Household Income * Current Calculated Ratio (auto)

Historical Affordability Ratios

1 Year Ago

Median Home Price Median Household Income Calculated Ratio (auto)

2 Years Ago

Median Home Price Median Household Income Calculated Ratio (auto)

3 Years Ago

Median Home Price Median Household Income Calculated Ratio (auto)

Affordability Trend Summary * Summarize whether affordability is improving, remaining stable, or declining — and what the trend suggests for market demand.

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Submarket Definition (Subject’s Competitive Set)

Why this matters to you:

This section defines the subject’s true competitive set—the niche where buyers are actually choosing between this property and its closest substitutes. By naming the submarket, quantifying pricing and rent ranges, and tracking inventory and investor activity, you create the bridge between the Market Area Report and the CMA/BPO value conclusions. It supports your final opinion on price, exposure time, and the most likely buyer segment.

Define the subject’s immediate competitive niche based on price point, buyer segment, property characteristics, and market behavior within the past 12 months.

Submarket (Niche Market) Name * Select the niche market segment where properties directly compete with the subject.

If “Other (Custom)” is selected, enter the custom submarket name above.

Submarket (Niche Market) Description * Briefly describe the niche, including typical appeal, property type, and buyer expectations.

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Niche Market Characteristics Describe typical size, age, architecture, features, and condition of properties within this niche.

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Submarket Pricing Overview (Past 12 Months)

All Listings Count * All Listings Low Price * All Listings High Price *

Sold & Pending Count * Sold & Pending Low Price * Sold & Pending High Price *

Active & Contingent Count * Active & Contingent Low Price * Active & Contingent High Price *

Inventory Trend *

Typical Days On Market (DOM) * Marketing Time Trend *

Pricing Trend Direction * Pricing Trend % Change (12 Months) *

Submarket Rental Market

Typical Rent Low Range (Monthly) Typical Rent High Range (Monthly) Typical Rent Median (Monthly)

Vacancy Rate (%) Investor Concentration *

Submarket Summary

Submarket Economic Overview * Compare this submarket’s performance and demand level to the broader market area.

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Buyer Segment Alignment * Explain Buyer Segment Alignment *

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Submarket Narrative Summary *

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Target Buyer Profile

Why this matters to you:

This section translates the market data and property condition into a clear picture of who is most likely to buy this property and how they will finance it. It connects the Submarket Definition and Affordability Analysis to a practical buyer profile, supporting decisions about list price, marketing strategy, renovation scope, and expected time on market for both owner-occupant buyers and investors.

Identify the most likely buyer segment based on the subject’s location, condition, affordability, and overall position within the market.

Most Probable Buyer Type * Select the buyer group most likely to purchase the subject property based on market trends and property characteristics. Typical Buyer Financing Type * Based on the price point, condition, and buyer segment, identify the most likely source of financing. Target Buyer Assessment Narrative * Explain why this buyer segment is most probable, referencing PCR findings, market conditions, location, and affordability.

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Marketability Factors

Why this matters to you:

This section documents the strengths and weaknesses that directly affect how quickly the property is likely to sell or lease and at what price point. These marketability factors help explain any premium or discount in the final BPO value, connect to the Target Buyer Profile, and support your strategy for repairs, staging, pricing, and marketing time expectations.

Identify the current physical, locational, and economic influences that affect the subject’s ability to attract buyers or tenants within the market area.

Positive Marketability Influences

Include any features or nearby amenities that increase buyer interest, enhance stability, or support higher market acceptance.

List the current positive influences *

Max 1500 characters 0/1500

Explain why these factors significantly improve marketability:

Max 1000 characters 0/1000

Negative Marketability Influences

Identify any adverse physical, locational, or environmental elements that may reduce buyer interest, lengthen marketing time, or place downward pressure on value.

List the current negative influences *

Max 1500 characters 0/1500

Explain why these factors negatively affect marketability:

Max 1000 characters 0/1000

Marketability Summary & Value Impact

Provide a concise narrative that ties together the positive and negative influences, land use and occupancy mix, and recent market trends. This summary should explain how the subject’s overall marketability is expected to impact its pricing, marketing time, and buyer pool.

Marketability summary narrative *

Max 1800 characters 0/1800

Future Use / Condition Assessment

Why this matters:

If you select Yes, you’ll unlock the advanced Future Scenario Submarket, Target Buyer, and Marketability sections. Use this when you’ve already defined a proposed repair plan, conversion, or new use and want the MAR to support an ARV / future-condition opinion.

If you select No, the report will focus on the current use and condition only.

Have you completed a future use or condition assessment on the subject property? Select Yes only if you are prepared to describe the subject’s proposed future condition/use, pricing ranges, buyer segment, and marketability under that scenario.

Future Use / Condition Scenario – Submarket, Buyer Profile & Marketability

Why this matters to you:

This section documents the subject’s true competitive set under the proposed future use or condition, the most probable buyer profile, and the key marketability strengths and weaknesses once the proposed changes are complete. By tying together submarket pricing and rents, buyer segment expectations, and projected marketability factors, this future-scenario summary supports your final BPO opinions on value range, exposure time, and feasibility.

Complete this section only if you have evaluated the subject property under a future use or condition scenario (e.g., after repair, conversion, or reclassification). The information helps align PCR findings, CMA/BPO conclusions, and feasibility analysis under that future condition.

These inputs define how the subject will be positioned in the market after the recommended repairs, renovations, or construction are completed. They also help align the future submarket, buyer profile, and marketability analysis with the intended end-product.

What is the proposed property type of the subject property? *

Select the planned or target use after repairs, renovations, or redevelopment.

Is this proposed property type the same as the subject’s current property type? *

Select Yes if the use stays the same (e.g., SFR to SFR), or No if the use changes (e.g., retail to mixed-use, 2–4 unit to SFR, land to new construction).

What will the condition rating be after the recommended repairs/renovations/construction are completed? *

This should reflect the expected end-state condition once the proposed work is complete. In most cases the goal is at least Average or better for the target market.

Future Scenario – Submarket Definition (Subject’s Competitive Set)

Is the future scenario submarket/competitive set the same as the current submarket? * Select Yes if the subject will compete in essentially the same niche and pricing band after the proposed work. Select No if the future condition/use will place the subject into a different competitive set.

Define the subject’s immediate competitive niche after the proposed change in use or condition, based on price point, buyer segment, property characteristics, and market behavior within the past 12 months.

Future Scenario Submarket (Niche Market) Name * Select the niche market segment where properties will directly compete with the subject under the proposed future use or condition. Future Scenario Submarket (Niche Market) Description *

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Future Scenario Niche Market Characteristics *

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Future Scenario Submarket Pricing Overview (Past 12 Months)

All Listings Count * All Listings Low Price * All Listings High Price *

Sold & Pending Count * Sold & Pending Low Price * Sold & Pending High Price *

Active & Contingent Count * Active & Contingent Low Price * Active & Contingent High Price *

Future Scenario Inventory, DOM & Pricing

Inventory Trend * Typical Marketing Time (DOM) * Marketing Time Trend *

Pricing Direction * Pricing Change (12-Month % Change) *

Future Scenario Submarket Rental Market

Rent – Low * Rent – High * Rent – Median *

Vacancy Rate (%) * Investor Concentration *

Future Scenario Submarket Summary

Future Scenario Submarket Economic Overview *

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Buyer Segment Alignment – Future Scenario *

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Buyer Segment Alignment – Explanation – Future Scenario *

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Future Scenario Submarket Narrative Summary *

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Future Use / Condition Scenario – Target Buyer Profile

Is the future scenario target buyer profile the same as the current target buyer profile? * Select Yes if the same type of buyer (e.g., first-time buyer, investor) is expected in both the current and future scenarios. Select No if the future condition/use is expected to attract a different primary buyer segment.

Identify the most likely buyer segment after the subject’s proposed change in use or condition, based on location, future condition, affordability, and overall position within the market.

Most Probable Buyer Type – Future Scenario * Select the buyer group most likely to purchase the subject property after the proposed changes, based on market trends and projected property characteristics. Typical Buyer Financing Type – Future Scenario * Based on the projected price point, future condition, and buyer segment, identify the most likely source of financing. Future Scenario Target Buyer Assessment Narrative * Explain why this buyer segment is most probable once the subject reaches the proposed use or condition, referencing PCR findings, market conditions, location, and affordability.

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Future Use / Condition Scenario – Marketability Factors

Are the future scenario marketability factors (strengths & weaknesses) essentially the same as the current scenario? * Select Yes if the main positives/negatives and expected exposure time are not materially changed by the proposed work. Select No if the improvements or conversion are expected to significantly alter strengths, weaknesses, or marketing time.

Identify the projected physical, locational, and economic influences that will affect the subject’s ability to attract buyers or tenants under the proposed future use or condition.

Positive Marketability Influences – Future Scenario

Include features or amenities that, once improvements or conversion are complete, will increase buyer interest, enhance stability, or support higher market acceptance.

List the positive influences for the future scenario *

Max 1500 characters 0/1500

Explain why these factors significantly improve marketability under the future scenario:

Max 1000 characters 0/1000

Negative Marketability Influences – Future Scenario

Identify adverse elements that may still reduce buyer interest, lengthen marketing time, or place downward pressure on value even after repairs or conversion.

List the negative influences for the future scenario *

Max 1500 characters 0/1500

Explain why these factors negatively affect marketability under the future scenario:

Max 1000 characters 0/1000

Future Scenario Marketability Summary & Value Impact

Provide a concise narrative tying together the projected positive and negative influences, market behavior, and the subject’s competitive position after the proposed changes.

Future scenario marketability summary narrative *

Max 1800 characters 0/1800