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Broker Opinion of Value Gap Calculator
Sellers hire brokers for BOV; buyers underwrite independently. The gap drives negotiation. This calculator sizes it and expresses as % of value.
Gap as % of underwriting
14.13%
Gap $
$1,300,000
Midpoint
$9,850,000
How the math works
Gap = BOV − underwriting. Expressed as % to standardize across deal sizes.
Meet in middle if both sides stretch. Buyer provides NOI evidence + underwriting assumptions; seller provides comp support + market view. Data-driven negotiations close gaps.
How to Use
- Enter seller BOV.
- Enter buyer underwritten value.
- Read gap and % of value.
Frequently Asked Questions
Why does gap exist?
Broker BOVs tend aggressive — optimistic rents, compressed caps, bullish market view. Buyers underwrite on in-place NOI with conservative caps. 5-15% gap common in normal markets; 15-25% in rising-rate.
How to close gap?
Aggressive buyer underwriting discovers value-add upside. Seller price reduction or creative financing (seller note, earn-out). Stale listings (90+ days) signal overpriced and close gap via time.
When to walk?
If gap >20% after negotiation and seller won't budge, walk. Paying BOV-level pricing leaves no margin for error — you're betting on hope.
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