Claude AI Strategy That Gives Buyers The Upper Hand with Scott Selleck

Okay. So this room is going to be— this video is going to be covering using Claude Cowork and the different applications to do an analysis on a property for a client that is looking at Fairlawn. And I'm going to use the different tools that I use and set up with Claude Cowork to see if we can produce a very thorough report that really gives the client a clear picture that this property we're looking at is a good, a good investment. So I'm going to go into Claude Cowork first. Actually, before I go into Claude Cowork. I'm going to pull up the MLS information for the property and download it. So let's see and take the MLS number from here. MLS. I have not asked Claude Coworker to take over my New Jersey MLS yet. Right now I'm just doing homework on the property, gathering reports. So I can basically have them feed Claude Cowork with the project, but I am going to do a whole CMA and then Claude is going to access my MLS data and, uh, help me to basically make the best overall evaluation. We're looking at 42-08, right? So I'm going to go down to a folder here, and I'm going to, um, I'm just going to create a folder on my desktop so I can keep everything in one place for today. I'm going to call it 48, 42, F8. Okay, that's the folder we're going to use. Shrink that down because we're going to need to get a couple of things here. One is we're going to go in and get the seller disclosure. Client's gonna want to review that. The first thing. And there's also floor plans. Oh, it is gonna love this. 2208 Osco Court, Fair Lawn, floodplains. Okay, we got that. We're going to go to the realist report. It's the flood determination. I'm going to download this. It's too easy. Let's go up here. There's a flood map, flood zone. There it goes. PDF. That's where I want to put it, right in here. Save. So I got a flood map, I got the seller disclosure, I got floor plans for this place already. I'm going to close this, go back this way. Got this property report. Custom print. Custom Printers gives me more information about the property than the basic Quick Report. Now the sales comps in a realist report are not really that great for value, but the neighborhood profile, the neighborhood, you know, the, the other details and the tax records, past sale information are good. The use. You see what I'm doing? I'm building a story. 25 pages, 25-page story. Notice I'm not doing a search through ChatGPT or Claude or Perplexity yet. I'm doing what information's available to me in my resources as a realtor with the MLS and supporting services, because that's the grounded information. That's the most accurate information. I'm going to let Claude review everything and help shape it. But basically, I'm making sure that this thing is not going to be hallucinating and they're working on real grounded information. All right. So we got, um, pretty good information. Now, what I'm curious about too is the zoning map, because this is a very large— this is kind of an unusual property on a cul-de-sac. I want to see the shape of the lot. So we have flood hazard and risk building permits. Something is opening right behind us. I don't think I did this. Okay, so I have a pretty good starting place right now. It's a New Jersey MLS open. I'm going to print out The agent full report. I mean, I'm going to save it as a PDF because this will give me, um, additional information. So agent full report. This is a parcel, archived history, and you got the history, tax, photos. I'm just basically adding on additional data. I guess it's not letting me do that. Okay. Saving it as a PDF. Put your stuff here. Okay, that's a pretty good start. So if we were to go back here Go back to results. So we have a 4-bedroom, 3-bath, 3 full baths, right? We have built in the 1970s. 1970s. The central air. You got a lot size 7,800. That's a pretty good size lot. And we're going to go with style colonial. All right, the reason why I'm taking it, writing this information down also in a flood zone. This is pretty relevant. In the cul-de-sac. The taxes are close to $20K. Okay. So what I'm going to do is I'm going to come in here and I'm going to do a search. I'm going to go Airline, active, under contract, sold, withdrawn in the last 80 days, expired, 0 to 180 days. I'm going to go properties over $900,000. Let's call it $1.2 million. We know it's 4 bedrooms. We know it's a colonial, but let's keep that open. We know the age, 1970s. So let's— and we're going to go back with sales data. I'm just going to go back. I'm going to give access to 3, almost 3 years of data. It's 29 listings. Right, and I'm going to basically choose all. I'm going to, uh, export, export. Bass. Desktop. This is going to be Fairlawn sales data for past 3 years. 4-bedroom, 3-bath, single family. Ohms, 900 to 1 million. I'm also going to leave this, this, um, The MO is open right now because I want Claude to be able to access it too and look through this data as well. So now I'm going into Claude and basically I'm in cowork and I want to, you know, I'm going to tell it what I want to do. I want to evaluate— I want to do a market analysis deep dive into 42-08, Rosgrove Court, Fairlawn, New Jersey. And buyers interested in purchasing this 4-bedroom, 3-full-bath colonial built in the 1970s. On a old— on a— in a flood zone, well-maintained 7,800-square-foot lot. AK Access. Yeah, please review attached files. Oh, don't access my New Jersey MLS link. I'm going to go here to my New Jersey MLS link right at the top. I'm going to go and deploy it for additional review. Of sales, those documents, sales information going back 3 years. You know, is this property overpriced? How does the flood status affects the value of the property. Flood zone documents attached. How much is flood insurance for this property? Location. Call on FEMA. Research. Connect through cloud. Chrome connection. We use web to supplement sales data attached to do full analysis and provide recommended offer. It's anticipated That there will be a bidding war on this property because it's in good condition. Upgraded large kitchen, huge rear deck, nice, nicely situated in the dead-end street with Start spelling this, right? Backyard woods and water stream. And I'm going to go here and choose a different folder. I'm going to choose a different folder. I'm actually going to use the folder I created, include, to drop any information in. And now I'm going to use the star. I'm going to add information, and I'm just going to update, upload all this information into Claude. Notice I'm leaving open the MLS, right? I'm also leaving open right now Realist. I have open, uh, do not have NPR here. Let's see. Well, I'm just, now the thing about Claude Cowork is I'm, if you notice, I left Claude Cowork to do other things because it's, it's an agentic agent. So it's basically researching the questions right, right now. And you see the first thing it says, let me pull down all this, this data first, reading everything uploaded. And the flood insurance and supplemental information is basically trying to figure out the background information first. Now it's going to grab Zillow data and flood insurance-specific information too. So it's, it's not only looking at my MLS data that I uploaded, it's going into looking at Zillow to cross-reference, and it's also looking at flood insurance information. Uh, so we can just let that work. Right now in the background, right? While we go up here, NPR, that's what I opened before. I'm going to close this here. I'm going to sign in. I close this one. What I'm trying to do is just close a couple of things because we have Video Loom, we have the MLS, we have the Realist open. Okay, here. Yeah, here is the NPR. Now we have the NPR here. So I'm going to go in here and I'm just going to go into the NPR is our, is our National Association of Realtors. Website. You can do research on property values. I'm going to pull up a report and cross-reference the information. What I'm trying to do is look at the value from different sources, different angles. That's my goal, right? So right here, you see this here? Recommended at $1,097,000. Right now it's listed for $94,000. 4-bedroom, 3-bath. Here's our square feet. I didn't have that before. And then it gives, you know, our, our, our VM confidence is if you, if you got close to 5 stars, telling you that it's got enough information to do a pretty good call on value. What are 5 stars? So it feels, uh, feels strong. So right now it's kind of leaning towards this 1,000, basically 1,098, which makes sense to me. You know, for the value, I think they, I think from what's property, uh, they basically, um, put it at that price to create a bidding situation. Look at the, you know, the pictures here are just crazy. This, this place is so pretty. It's, and it sits on a canal. It's a description. So let's see what we can do with RPR here. It's giving more information. Market trends, RIF on it, CMA, neighborhood, more updates. So if I want to create a report, CMA template. What I'm doing is I'm basically using this template to create a report for me for RPR to create, in essence, another form of a CMA for the buyer. So I'm basically creating different market reports so the buyers would be able to cross-reference, um, the information. So Claude is basically reading through the skills. That I set up and clawed towards utilizing my background for 34 years, my ability, how I research sales comps. And now it's building a full analysis of a report. And now it's saying, let me build this comprehensive analysis document. So you can see on the side here, it's checking off the different things it's doing while it's doing it. So again, I don't have to want— I don't have to sit here and let it do the report. But what I want to do is get this report right here. So I'm just going to go back here and just do a report, make it easier. Just creating— so RPR just creating a report. I didn't want to pull sales comps yet from the RPR because they usually, you know, it's, it's, it's not as efficient with the sales comps for that platform. But I wanted to have the information available that was straightforward, what, what they can pull on the property report that they have, the 15-page report. Because what I want to do is add this report to the evaluation. And I'm also going to keep it open. Now what's interesting here is I gave this— I gave Claude Cork already access to my MLS, but now it's come back and says Because I asked a question, hi, is this full analysis? Got it. Sure. Is this place overpriced? And it said, uh, at $494,000, it's priced right at the median for 4-bedroom, 3-bath Colonial Fairlawn. Most of these comps aren't in a flood zone. Flood adjustment fair value sits around $895,000 to $940,000. That said, it's not Egregious. The seller has priced the property strengths: cul-de-sac, river setting, updated kitchen, 3 tiers of decking, massive walkout basement, and the, uh, letting the market decide what the flood zone is worth. That makes sense. The flood zone impact zone AE, AE, 0 feet from The 100-year floodplain research consistently shows 5 to 10% value discount. So that's a good gauge, 5 to 10, um, for the AI, for AE properties. Though this is one, this one has positives, no flood claims, house sits above the, of the river level, no water intrusion reported, seller disclosure makes flood damage says none. So it's red to, to seller disclosure, which is important. Uh, Claude has read the, the seller disclosure to confirm that, that I attached. Flood insurance expected around $2,000, $3,500. NFIP risk rating is 20 with a premium increase up to 18% annual until the target rate reached. That's $167 to $292 a month added carrying cost. That's interesting. So it's, it's a, it's a scale. It's an increasing scale. And the cost for the flood insurance starts low and raises up to the high point. No elevation certificate exists, so getting one could help reduce premiums. Offer strategy for bidding war. Competitive, recommended $949,965. Serious respect, uh, $949,000 to $965,000. Serious respects the market, doesn't overpay. Aggressive to win, $970,000 to $985,000 with escalation clause. Do not exceed $985,000. Beyond that, the numbers stop supporting the purchase price. Isn't that interesting? The full report with comps, tables, flood analysis, carrying cost breakdown, seller disclosure flags, offer tactics here. View your buyer's market analysis. So it basically created the data I provided on the spreadsheets, has created a market analysis for the property. It's formatted this here into You know, 12 pages. And then it, and it says here, um, the sources that it went to. So it went on the FEMA risk rating map, Stanford flood risk impact on home values, actually cross-referenced this information. Freddie Mac perception of flood risk, NJ climate change, Coldwell Banker flood zone, buying a home in a flood zone. It, it, it, that's fascinating. Um, I'm going to add in the, uh, the additional report. I'm gonna do something a little different. I'm gonna say, I'll pick RPR. I'm gonna open up the property again, the data. I'm gonna take the link. I'm going to go into Claude. Please take this information into consideration and connect to RPR for additional analysis if needed. And it's modifying the presentation to the right as it's reading and getting more information. Is this RPR data is a game changer for analysis. A few critical findings that shift the price. Now you see what I did. I'm giving it more reference information. I'm not letting it rely on Zillow. I'm not letting it rely on Redfin. It's relying on MLS information. And National Association of Realtors information for equity, RPR. So saying the RPR data introduces several key data points that need to be folded into the report. Most importantly is the valuation model paid property at $1,097,000, which is the range, and, uh, $955,000 to $1,024,000, and fair loans running at 102. 1% sold to list ratio means a home selling above ask. Let's update the analysis. So basically it was because the RVM, Realtor Valuation Model, had 4 out of 5 stars and put it at close to $1,097,000, $1,098,000 with a range of $955,000 to $1,024,000. Claude is putting a high weight on that. Because it's a detailed analysis model algorithm, and it's adjusting the pricing. I'm going to ask quick. Have you connected to the NJMLS website? With the Claude Roam extension, I want to know if this is, is, is it reading my files that I've uploaded, or is it also utilizing— I don't see it connecting to the other websites, which I would see up above on my, um, my menu. When it does connect to the other websites, it creates a group, and it's, it's a colorful link. It's kind of like showing you that Claude is merging kind of with the, the Chrome browser. Right now, it's actually— what it's doing first before it's answering that question is it basically is rewriting the market analysis based on the additional detailed information from the RPR report. You can see it to the right here. It's fascinating. It does. So you see the benefit of working with AI agents, certified agents. You know, I'm basically doing high-level research with quality data, but I'm leveraging Claude Copilot as a thought partner research assistant. To cross-reference information to get the best quality answer and to protect my client to highest level and give them the best advice on what offer to make in this competitive environment without— with making sure that they don't overpay for something that doesn't make sense. That's my goal. Best quality advice, best strategy. Now, if you look up here to the top, you see where it said market analysis, this just lit up. That means that Claude right now is, is trying to access the MLS basically through, see right here, you hear Claude is going into the MLS right now and accessing my MLS. I'm going to shrink this. I'm going to open this here. This is error address browser is attempting to use above. So Claude is trying to figure out how to get in. I've given it a link. Um. So it's thinking. Basically, Claude is thinking right now, how do I leverage, you know, this information? It's also, it's connected I'm going to basically do a basic search that I did for my report. So by doing this, I am hoping that I would have an easier time. Yeah, married the same search. That I uploaded. Let's see if this kind of helps Claude be able to access it. Now I'm going to take this link again and we're going to go into Claude. Down here, the page seems to have navigated. Let me reenter and I'm just going to kind of, kind of spoon-feed it. Why I'm doing this is because Claude was making a decision, right, based on a report that I export from this search as a folder. But it's a lot different when Claude can actually go in and look at the full information of this entire all these records. I'm talking about descriptions, past history, everything, not just a spreadsheet of certain fields picked out, minimal fields. And by looking at that, it can get the absorption rate. It can get, you know, which is basically, you know, for example, like what a, uh, the place the final sale price versus the listing price, how much it sells over like an asking price. It can get the days on market, you know, it can get the types, the types of deals, how many cash deals are there, you know. So it's doing its homework right now. And so when you work on something like this, You're always trying to give it the most quality information, you know, basically. So if you notice, I went in before and I gave it the NPR information, and that raised the information up a level because it had a good algorithm that really could sense the value, which gave Claude more direction. If Claude doesn't have direction, it doesn't have grounded information from the MLS, it's going to fall back on the generic Zillow or Redfin value. And that's dangerous because that's just aggregate data. You know, that's just the aggregate data is they're just looking at, you know, location, zip code, lot size, interior size, taxes. You know, so they're not, you know, they're not going to understand the full picture, the details that would be in a history of an MLS And so for some reason, it's not letting us access tonight the MLS. You see here, it says— it's kind of interesting. It says, let me try navigating directly to update the URL you just shared. Now Matrix is searching the URL I just shared. Those links are specifically in timeout. Let me use this speed bar search directly with the MLS. Instead. Now let me press enter to trigger the search. It's actually, if you look in the background, it's trying to do a search on this MLS. It's really interesting. This is the first time I've done this this way. So I'm just more curious of how far Claude can push the envelope with the MLS. I already gave it the data from that report, but I'd love to see it go in and, and, uh, I mean, there is another way to do it. Oh, we're— let's see, I don't want to change this because it's trying to mess with this. We'll give it a couple more minutes to see if Claude can figure out how to do this search. If it can't, maybe what I'll do is instead of, um, doing the export— so it said I'm hitting a wall with the Chrome extension, where the extension is through— cannot access Chrome extension URL. Here's what I suggest. In your Chrome browser, make sure the end is the NJMLS matrix tab is active and not blocked by any extension popup. Okay. To see if there's any pop-up issue. What I'm going to do, I'm going to do it differently. I'm going to hit this button. So you have this information here. Let's try it this way. I'm going to just hit all, and I'm going to go to agent full report for each prompt. We do the full report. So basically I'm going to get— I'm going to do a workaround. I don't know if it will work, but it'd be too much prompt. Just getting rid of this. There it is. Sure. Okay, so it's letting me do the tax and the listing of the photos. Okay, so I'm going to print out the full report for each one, but all put together in one report on a PDF. I'm going to upload the PDF and see if that will help us. What I'm trying to do is get context. You know, the descriptions will help, uh, have a better read on the properties. All right. The, I was able to do it last night to pull, evaluate information from the MLS. I'm not gonna sit there and dwell on this much longer. Um, but I was just more curious. I don't know what it's trying to do. It's, it's trying to create a new tab so we can just try to navigate the MLS. Keep in mind, I'm still working. I'm just letting it do its thing. That's the beauty of, of, of fluid color. Okay, so it said, good, we're on the residential search page. Let me make— take a screenshot to see the layout. It's actually figured out how to get onto the MLS. Now I can use the MLS Matrix search form. I'm logged in Scott, and I can see the full residential search. Let me set up the search criteria to full Fairlawn. First, to check it out, sold status search field. Let, let me first search the specific listing by the MLS, then I'll do the broader comp search. Let's use the speed bar and top search bar. It's actually figured out how to do it. So let's— I'm going to close this for a second. This Cures, um, look at this, it's put the MLS number in by itself. It's basically teaching itself how to use the MLS right now. It's taking a long time, so let's just go here. I'm going to just, I'm going to just see what it does by putting the report in. Just bear with us here. You know, educating Claude on how to navigate the MLS, not why I'm here for, but I wanted to see how far I could push it. Now it's saying it keeps getting blocked. So now let's see if it's going to— now it's going to review this report. Scott just uploaded a report. That's much more efficient. Make sure your browser connects. Let me read it. Let me read it now. Now it's going through this report, which is the full agent, uh, full agent report tax records for each of the comps, uh, I pulled over the last 2 years. So this way you can read all the descriptions. Every, every detail about the place is not just that little spreadsheet that I uploaded before. Because what I'm trying to do is have it look at, you know, the absorption rates and then, and the overall descriptions and the age of the place and the condition and the location, everything. Take more into, more into account. And then it backs into looking at the most consistent data, uh, which houses are, you know, uh, close in proximity, close in age, condition. At 95%. As we're waiting for that, the buyer market analysis, this is what's been produced before it reviews this additional data. It's recommending a, a price range up to $985,000. Let's see how it affects the data once it's, it's going to have more detailed specifics about all the properties. And look at the information I put together on this report. I mean, look how detailed it is. This is like night and day, you know, what a normal CMA looks like. Look at the, how it goes, the selling points of all the upgrades. A dead-end street. Comparable market analysis. Now, would it look here? Now it's saying Scott Selleck loaded. Good. I have the full V2 structure. Now let's— let me build V3 with a version, which is the actual CMA sold price incorporated. This change changes the analysis substantially. So let's see, because I gave it before the RPA— RPR report, And now I've given it extensive detailed option— uh, details of, of all the closed data and active data for the past 2 years. Let's see, it's going to update this report. Takeaways from comparables. If, you know, so if we— key takeaways, Fairlawn market, 4-bedroom, 3-bath, home back to median, days on market 17.5, homes priced correctly move in 17 days, $949,000 asking on 42, like, uh, Cosgrove Street, precisely with the median sales price. And 31 Albert Avenue is currently under contract at $1,150,000. Sharing the upper end of the market is also healthy. However, this vast majority of these comps are not in a flood zone. The distinction is critical. A Colonial 949 on a flood zone line in Fairlawn represents a different risk profile than 949 on Saddle River Road. Floodplain. The comps suggest $940,000 is the right neighborhood for the property, but the flood zone should command a discount from that figure. And it's breaking down— this is fascinating— it's breaking down this flood information High risk, 100-year flood, distance to 0 feet because there's a canal right next to the house. Community participation status, R, regular. Coastal barrier resource. A seller-owner since 2003. Flood insurance is currently in place. No flood insurance have been filed. No claims have been filed. No flood damage. No FEMA elevation certificate. Agent remarks: house has never flooded. Flood zone impact on property value. And then because it went on to those different websites to do research, It came up with this grid, National Bureau of Economic Research, for the 13% standard SFHA designated specifically to negative 2, 10,000, 500,000, 500,000. That's interesting. So if it's worth like a million, you're looking like a $20,000 discount. Freddie Mac, Harris, 2.3% present baseline. North Carolina study flood, 6.6% average. Zone A, 9% to 18%. Less than A or E. Australia comp, 10.8%. Really large range. For this property specifically, a conservative 5 to 8% discount. Okay, so basically that's why $949,000 to $975,000 medium comp value using adjusted fair market of $895,000 to $928,000. And while I'm reading this, Claude is finishing up updating the report right here. Because it's a, it's more zero distance from the floodplain and that's why it's really highlighting this because of the streams right in the back. Okay, now Claude is saying here, basically version 3, actually sold price is seemingly drastically higher than the list price on list $949,000, they're selling for $1,130,000. So the absorption rate is much— the absorption rate, because it had more detailed information now, it was able to look at the absorption rate of list, final sale price, and list price. The average sold-to-list across 7 closest comps is $107,800. That's 7.8% over ask based on the list listings. So version 3, the final version here, the new recommendation, range $940,000 to $1 million, upward revision driven by actual transactions, a recommended opening offer move from $975,000 to $1,010,000, and then the escalation move to $1,015,000 to $1,060,000. Look at the difference for quality information. The flood zone argument actually gets stronger. Every single comp in the CMA is in the non-flood zone, which means that The $1,100,000 medium sold price represents the buyer paying without flood, a 5-point flood discount now applied to higher, more reliable base. The new version and the comp analysis breaking down how each sale relates to the subject table exactly with a change. So this is the final analysis here. You provide me with a clean report, not referencing changes found these 3 iterations or, uh, 3 versions, but final analysis So it's going in there now. What I'm, what I'm trying to do is is basically take out these areas about a critical version 2 and, and make it— you just come up with a clean final report. Then I'm going to finish it off by creating a website. I can't hear. I'm going to create a website through Hey, you gamma. And this is the way to use, you know, basically the MLS data, the RPR data from the National Association of Realtors, the Realist data, the flood insurance data, sales history data going back 2 years. The, um, the absorption rate data. The reason why it's very, very important to understand the absorption rate is because of how quick and tight this market is. Um, it's very difficult for buyers to, um, engage in, in a property and make offers in this competitive market when a lot of these properties are going over 15 to 40% over asking price sometimes, you know, sometimes 20, 30, 40% over asking price. And they said like, how can I get my hands around that? And the only way to get your hands around that is to understand what's transpired in the last 6 months, 9 months, or 12 months, to 2 years. But more importantly, the last 3 to 6 months of data. Because what, what may look like just a couple of properties that sold over ask, when you look closer at it, it could be a clear trend. And if the seller looked at the same information or other buyers that are looking at that same information that are making offers, it's the one that's going to win it. And for the buyers, it's the one that has the clearest picture. Of what's going on in the property and how, and how different things are impacted. And, and, and they can be comfortable to make that decision because it's not what the offer price is that's relevant. It's what the real value of the place is that's more relevant. Uh, and you can only find that out through the looking at the historicals, the patterns, the trends. Um, to understand, you know, what, and also the quickness of how something's, how quickly something's going off the market. You know, so something is the typical, a well-positioned property is not going to be on the market more than 7, 5 days to 7 days in this market. If it's done properly, it's, and it comes out on a Tuesday, you know, it's Wednesday, it'll go through the open house and weekend, and finally the best would be done by Tuesday, the following Tuesday, a week. So you have a very small window to make a very important, well-informed decision, you know. And, and, and then there's not a lot of realtors that even understand how to even use this, these kind of tools. And, um, and are willing to put the time in to protect, to protect you, your investment, your, you know, your, uh, your future. This is a large asset. There are a lot of great realtors that would, that are training on it right now, you know, but, you know, who you hire matters. You know, I've been in the business for 34 years, you know, and, and I've been studying and went through the Prime Institute of Technology training to be certified as a buyer's, uh, as a certified, uh, AI agent. I completed the boot camp for the AI Advantage last year for Tony Robbins and, and Dean Grazia. I'm part of the AI Marketing Academy with Jason Pantana. You know, I've, uh, I train on this 10 hours a week, 8 to 10 hours a week. Now we have the clean final version of the report. See if it produced what we're looking for. Here you go. All the red lines are references to the versions are done or out. Interesting. So something happened here. It referenced the RPR report, and it noted that the RPR report, the value doesn't reference the flood, the proper flood zone. So, basically, it says minimal flood risk. So, the AI risk. So, it's basically saying that the RVM of the $1,097,000 likely overstates the value because it does not account for the AE designation. That said, the RVM aligns closely with the $1,001,000 median sold price for non-flood comps. So what does that do for the value? Well, basically, let's see. So you got months of inventory under 1 month, and it created this grid underneath it. Okay. So it says up here, the RPR valuation and market condition. RVM estimated value, $1,097,000. RVM range low, $955,000. RVM range high, $1,250,000. $340,000. RVM confidence, 3 out of 5 stars, just moderate. Interesting. So that lowered that. RVM monthly change, $11,590. Yearly change. So basically the RPR valuation market report shows appreciation and fair loan at 11%, 0.31, I guess, in the past year. And said price to estimate value 86%, this well below our number. Price per square foot $346. So we have market type, seller market, months of inventory, under 1 month sold the list price, 102.1% home selling above ask, sold the list price. 4-bedroom, 3-bath, 108. So regular single families, the sold the list absorption rate is 102.1%. So it's basically selling 100— over 102% over ask. But if you go to 4 bedrooms and 3 baths, 'cause it's a larger home, is close to 108% over ask price. Median days on the market, 31. Medium sale price, medium sold price for the comps for the 4-bedroom, 3-bath is $1.1 million. This is one of the tightest selling market in Bergen County in Fair Lawn right now. It's less than 1 month inventory, virtually no No supply. And, and you got basically the places selling over 102 to 108% over ask. That's a pretty tough environment for a buyer to be in. So the, so the, for the buyer's $949,000 list price to deliberately low anchor based on what comparables homes are actually trading, expect the property to attract a $1 million to $1,050,000 The open house April 5th is designated to generate exactly that kind of competitive. Okay, so that, that's a clear picture. I got this crazy cat that is attacking my computer right now. Um, let's own impact. Seller disclosure information. So I'm feeling pretty good about this report. I mean, I feel it's pretty accurate taken. I mean, it's fascinating how it caught the RPR that it didn't highlight the flood designation. That's why the stars went down from 4 to 3. When the original RPR report came out, it had a confidence level of 4 to 5 stars. But after Claude caught that it designated the— didn't designate the flood insurance, the flood risk correctly, it lowered the confidence level to 3 to 5. So what it's saying right here, at a $1,110,000 recommended offer price, a total monthly carrying cost is around $72,000. Now it's breaking down the cost of the monthly cost. And the flood insurance at $2,000 to $3,500, that's a competitive non-flood zone home would not carry. A comparable non-flood zone home would not carry over 10 years with escalating NFIP rates. The amount to $25,000, $80,000 additional expense, a legitimate factor in a purchase price negotiation. So, basically, over the next 10 years, it's saying that to be in that flood zone, the flood insurance is going to be increasing over the next 10 years, and it's going to cost the owner $25,000 to $80,000 in additional expense. Stellar disclosure flags, valuation triangular, recommended offer strategy, neighborhood snapshot RPR, appendix, broader market data, NJMLS 3-year window, because I went out 3 years. Isn't that fascinating? Bottom line, bottom line. Let's see. We're going to conclude this here. And the, and this property over, is this property overpriced? No, it's priced significantly below comparable homes that are actually trading. The median sold price, 4-bedroom, 3-bath home in Fairlawn is $1.1 million. The average sold to list is 178%, 108%. At $949,000, the listing agent is running a textbook attracting Pete's strategy and data says it will work. Your buyers do have a legitimate negotiation advantage that other buyers may not fully appreciate. The zone, flood zone, every, every single comparable sale in CMA database, it's non-flood zone. The subject zone AE designates a real and an ongoing cost that reduces the property's value relatively to comps. The flood zone translates to 2,000 to 3,500 years in mandatory flood insurance increase of 18%, potential resale friction, and since the elevation certificate from the seller over 10 years, a 10-year hold, the cumulative carry cost would be $25,000 to $80,000, plus buyers who don't account for this will overpay, uh, a penalty of $25,000 to $50,000. $50,000+ buyers who don't account for this will overpay. That said, the property delivers something generally rare: a private south-facing riverfront cul-de-sac with updated finishes, 3 tiers of decking, a mass-finished basement, and direct access to Saddle River and county parkland. But a buyer's value— this is one of the few properties in Fairlawn that offers that. Recommended offer price: $1,010,000 with an escalation clause to $1,060,000. This position is about a serious contender at 108 sold, a list market which maintains a discipline of zone response. It actually puts a disclaimer at the bottom here that, you know, this analysis is for information purposes and does not constitute an appraisal. All pricing insights and framing of market context, market positioning, data sources. It's awesome. It lists the data sources here. Data sources: RPR, Realtor Property Resources, NJMLS, Full Agent CMA, FEMA, CoreLogic, public records, RPR, uh, computer-generated estimates, no appraisal, flood insurance estimates based on available NFIP data and should Confirm with licensed agent prepared by Scott Selleck. That is amazing. So now I am going to go do something really cool. I'm going to say here now, can you please create a Come on, you. I can't see you right here. Come on, get out of here. Can you please create a gamma, uh, uh, app presentation from this report? Or 20, 20 slides, 20 slides. Now, I'm asking Claude to take this report, right, and create a Gamma presentation, slide presentation. That's— I'm going to have an active link and I'm going to send my client. And this is like, you know, residential CMA on steroids. And this is the way for the future. You can do this with a little kitten and, and a commitment to excellence. I'm doing the presentation. I'm trying to open up this file. There's what— I've been at this for an hour and 20 minutes. Crazy. I actually stop that. I stepped on my computer. So I just downloaded. Hopefully it didn't mess up my thing. The cat is attracted to the lights on the computer. I mean, why am I not literally a cat mouse watching the mouse go back and forth and is trying to attack my mouse? Okay, so let's, um, go here. I'm letting Claude— now I haven't even been looking, gone back to even see what a presentation is yet. Okay, so now Claude Your Gamma presentation is generating now 20 slides. It's using a marine theme. It should only take a couple more minutes. You're going to love this. I'm just moving this over. Come on. Okay, what I'm trying to do is I'm going to send my client the full report. That's the full report. I'm going— okay, so this is our final step. I created a gamma presentation from the PDF report. Check this out. Oh, with this little critter sitting here. That's not easy. Jacking my whole thing here. Look at this, look at this gorgeous report. And what's cool about Gamma, right, is, um, I could— now I'm in Gamma right now, my, my program. I can basically edit this picture because this picture doesn't— is not airline and it is not the water picture. If I just go— I'm going to go over the MLF. And, um,