The attached we built 10-12 years ago and they are solid EZ to rent and sell  / still very new in comparison.

They don't just use comparison sales, typically also based on cash flow (market rents plus typically expenses) for rentals. 

You will need to determine her additional yearly costs and reduce her rent accordingly.For the first year you will need to do monthly comparisons to last year and send her a refund check.

Kinda makes sense now.By comparison, we finished renovating 2 other units over the summer so that they were ready in late July.  

I analyze the property, and estimate rehab costs (with inspectors and contractors), add a buffer for unexpected repairs, as well as an ROI comparison of setting the property up as a rental vs. selling the property.If I am ONLY presenting the deal to the investor, meaning I am NOT buying the property myself or setting up any type of assignment, just "connecting" the investor to the property and running the numbers.

I analyze the property, and estimate rehab costs (with inspectors and contractors), add a buffer for unexpected repairs, as well as an ROI comparison of setting the property up as a rental vs. selling the property.If I am ONLY presenting the deal to the investor, meaning I am NOT buying the property myself or setting up any type of assignment, just "connecting" the investor to the property and running the numbers.

If you were doing a per unit price comparison, it would price the quad at around $260K. 

However, I will be cash flow negative regardless even if I get $3700.Another comparison I checked out is the Case-Schiller SF Home price index vs the S&P over a the longest period I could find, the comparison is shown below:This is why I am concerned about letting it for rent.Separately, pver the weekend, I spoke to a few realtors and it seems like the market has been pretty sluggish, and most buyers are making offers at/below the asking price, or with contingencies.

Thank You for responding and yes I'm not unhappy with my arrangement, however, I don't have any basis for comparison either.

By comparison though, the other half had its carpet replaced at the same time and looks like its in really great shape.