PSF Rent Comps Adjustment Calculator

Comps need normalization. This calculator adjusts.

Comp PSF rent

Size adjustment %

Condition adjustment %

Age adjustment %

Amenity adjustment %

Adjusted PSF rent

$35

Total adjustment %

8.00%

$ adjustment

How the math works

Adjusted = comp × (1 + sum of adjustments).

$32 comp + 8% adjustments = $34.56 PSF for subject. Document each adjustment; appraisers require transparent basis. 5-10% total adjustment typical; >15% questioned.

How to Use

Enter comp psf rent.
Enter size adjustment %.
Enter condition adjustment %.
Enter age adjustment %.
Enter amenity adjustment %.
Read adjusted psf rent.

Frequently Asked Questions

Typical adjustments?

Size: +5-10% for smaller (premium). Condition: +5-15% for superior, -5-15% inferior. Age: +0.5-1% per year newer. Amenity package: +3-10% strong amenity set. Location: +5-15% for prime vs secondary. Layer additive.

Appraiser method?

Select 3-5 comps within property cycle (last 6-12 months). Adjust each for differences. Range of adjusted values. Target property lands within range. Outliers flagged. Appraisal reports document each adjustment step.

Market-rent setting?

Owner uses comps to set asking rent. Adjusted average × 0.95-1.05 = asking. Too aggressive: extended marketing. Too conservative: leave rent on table. Iterate monthly based on traffic and tour-to-close ratios.

What documentation matters here?

Written leases, move-in/move-out inspections with photographs, ledger entries showing every payment and charge, served notices with proof of service, and contemporaneous emails or texts. Courts weigh written evidence heavily; informal understandings rarely stand. Institutional operators run a monthly file audit to catch gaps before they matter. Good paper trails recover most of what's owed.