Best way (and factors to consider) to set reasonable rent????

[Megan Aldridge]

When looking at rental comps what features/amenities have value when setting rent?

garage vs carport?  pool access? tennis courts?  schools? interior/exterior upgrades (granite, deck, sunroom)?  neighborhood location to community amenities (shops, major highways, schools, etc.)?

All of that matters, in addition to comps, right?  

Any thoughts from experienced landlords?