Hello,A good rule of thumb in NC I tell my sellers about: if we get lots of showings in the first 2-4 weeks, but no offers, the price is too high by a good bit (15-25% estimated).If we get showings, and one low ball offer, the price is a little too high (5-10% too high).The longer a property sits on the market, the more likely you'll end up accepting a lower price ...better to go ahead and do a price reduction now and sell it faster, than letting it sit and eventually the market will do the price cut for you. 

Since you only have to find one property then be picky and low ball all offers, there is not nearly as much buyers out there

And the ball started rolling like that.

But is steadily decreasing and this government number is lagging/not terribly precise.

Never built one, if its straight driving range the cost is in the land as the only equipment is the machine to give the golf balls, the balls and the tractor to pick them all up. 

I have invested in several (3 to be precise), except a single deal which they screwed up returns after nearly three years of mis-management.

They halfway tried to implement some means for presenting data in a way that an investor would logically consume that information, but they completely dropped the ball in really simplistic ways.

The 50% rule is a gauge to see if you are in the ball park.

How's my crystal ball working?

Depending on which code is being enforced at your location, the balusters may have to be placed close enough to one another to prevent a 4" ball from passing between them.Of course, if your building is historically recognized, that may change the discussion completely.