Thank you and yes I think the price is too high as well ,It’s Just complicated coming up with the comps we Did run a syndication but only 2 leads but they didn’t respond so I guess It could be the price But there are homes that have sold for that much In the area similar we have agreed to Reduce the price October 1st …I think my Realtor is having a hard time pricing the house because It’s A 2 story with no basement but It has the same square footage It’s 1800sqft It’s really big Totally Renovated and it sits on 3 parcels 2 Sheds and a 2& half car Garage !

In larger cities zip codes can cover a pretty small area, whereas in less densely populated areas zip codes could cover miles and miles of properties.In a subdivision where there are 500 houses all built by the same builder at the same time and have the same square footage, Zillow values tend to be very accurate; other places not so much.

A similar home half a mile away with more square footage and a separate guest house is listed for $125K.

For one, the square footage or value of ADU can't be included in an appraisal since it's not permitted and you'd have to be prepared for potential consequences if the city cracks down.

In Snohomish County ADUs are limited to 1200sqft but you can build 2 (an AADU and DADU), King is 1000 and has owner-occupied requirements, in both counties garages are not part of the square footage limit.

Since apartments are much smaller than homes and there size is condensed the square footage of my roof is 12,000 sq ft x $400 = 120 squares x $300 (because it is a flat) = $36,000.

If you can"t include the square footage, the numbers don't work.

Are you counting the basement square footage or just above grade living area? 

Price point, single family/multi, do you self manage or use PM, are you investing for cashflow or appreciation or both, what type/size/age of home, number of beds/baths, square footage, etc.

We have found buyers for the area, and realtors are suggesting that it's a hidden gem with everyone moving further away from the city, but it's new still.Properties just outside of town usually have good square footage (1,500-3,000sf) and land (around an acre), while homes in-town are usually small 6,000-10,000sf lots and house sizes are the typical 1,000-1,500sf.The rental inventory is extremely low and seems to be a great strategy, but flipping houses seems to be something that is taking off as well.