If the seller is looking to make top dollar, is in no rush and the home doesn't have any "unique" characteristics, cash is as good as a 3% FHA financed offer, possibly.

These are people who share motivational characteristics of people ready to sell, but haven't yet done all the work they think they need to list property.

And, because I just read the very timely article from @Karen Margrave here are the lot characteristics: Average lot sizes in the area are 6,000 - 10,000 sq. ft.Infill lot with no views (rest of the area is completely developed)Lot is almost completely flatHouses in the area are selling for roughly $330/sq. ft.Some other lots that have sold in the last year have gone between $115k - $200k 

Thus the longer a property has been owned, the farther from market value the current assessed value is likely to be.Current home value is based on an "automated valuation model" or AVM - essentially a computer model that takes into account the characteristics of the subject property (beds, baths, lot size, location, etc) and estimates the properties value using the recent sales of similar properties.

This is what I know so far:Property: Duplex 3/1 each sideestimated sq ft: 2070Asking: 31,000 (multiple offers and was told that property may sell anywhere between 45k-50k so I ran analysis for 31k AND 45k)Gross monthy rent: $800 per side, total $1600taxes: 2975Closing costs: 2500 (as suggested by the BP property analysis calculator: how do I determine a more accurate amount based on property to property characteristics?)

Chicago is a city of neighborhoods, and each has it's own very specific characteristics.  

@Craig Noyes you basically want to limit your ListSource list down to the qualities and characteristics that will make a deal happen.

For me as a real estate broker a good comp it’s a home with similar characteristics such as as your subject home.Those are most likely as you are aware year built 10+-, similar square feet 100 to 200 sqft -+, distances from subject property must likely will be a 1 mile or less, the closer the comp the stronger.

Then you can call roofing companies and ask for an estimate based on how many squares your roof is (and the characteristics).

Hi everyone, I live in Austin, Tx and I'm currently looking for a property with certain characteristics in Dallas, Tx because of a job situation.