How to pull three defensible comps.
Every deal you submit to Enterprises Elite needs three comparable sales that validate the ARV. Strong comps move a deal through review in hours. Weak comps come back to you and damage your reputation on the platform.
Every comp must clear five tests.
Our review uses these five filters first. If a comp fails any one of them, it's rejected and we ask for a replacement. Save yourself the round-trip by running this list before you submit.
- 01
Within 1 mile
Stay inside the same micro-market. Crossing a school district, a highway, or a railroad line invalidates the comp even if the distance is technically under a mile.
- 02
Sold in the last 12 months
Closed transactions only — not pending, not listed. Older than 12 months and the market drift becomes too large to defend.
- 03
Same or fewer beds / baths
A 3/2 cannot be valued by a 4/3 comp. Use a comp with the same configuration, or one bedroom/bathroom less and adjust down. Never adjust up.
- 04
±10% square footage
If the subject is 1,400 sf, comps must be 1,260 – 1,540 sf. Going wider erodes the price-per-square-foot signal.
- 05
Apples-to-apples property type
SFR comps for SFR. Duplex comps for duplex. Same construction era when possible. A 1920 colonial does not comp a 2005 vinyl-sided ranch.
Six sources, ranked from best to slowest.
DASIRecommended
Built for wholesalers. Auto-pulls comps and produces a standardized repair budget. The format we already accept on the deal form.
Open DASIPropStream
Industry standard for investor comps. Filter by date sold, bed / bath, sqft, distance. Export the comps list to attach to the submission.
Open PropStreamZillow — Sold filter
Search the address, switch the map filter to "Recently Sold", then refine by date and home type. Free and reliable for retail comps — but Zillow does not flag distressed sales, so screen carefully.
Open Zillow — Sold filterRedfin
Same idea as Zillow but often shows MLS photos longer. Use as a cross-check against Zillow if a number feels off.
Open RedfinMLS via a licensed agent
The cleanest data — agent-only fields like seller concessions, days on market, and condition rating. Build a relationship with one investor-friendly agent in each market you wholesale in.
County records
When all else fails (or you need to verify ownership and lien position), pull the deed and tax record directly from the county assessor or recorder of deeds.
Out of ten candidates, pick three.
Pull the tightest three
Start with every sold property in the last 12 months inside the 5 rules. Sort by proximity. The three closest, most similar properties are your comps. Resist the urge to cherry-pick the highest sale — our reviewer will notice.
Use the median, not the average
One outlier (high or low) can pull an average 10% off true value. Sort the three comps by price per square foot and use the middle one to anchor your ARV.
Throw out the obvious outliers
If two comps are at $185/sf and one is at $260/sf, that's a renovation premium, a corner-lot premium, or a data error — not your comp. Pull a fourth and discard it.
Check the photos
Pull up the MLS photos of each comp. If the comp is fully renovated and the subject is a gut-rehab, the comp is your ARV — not your as-is. That gap is exactly what your repair budget should close.
What we throw out.
These show up in every market. They'll never count as a valid comp on the platform.
- REOs and foreclosure auctions — the bank discount is not retail value.
- Family transfers, quit-claim deeds, and "love and affection" sales recorded at $1 or $10.
- Recent wholesale assignments (the buyer paid below market on purpose — not the retail comp).
- Distressed listings where the seller disclosed extensive defects.
- Properties on busy roads when the subject is on a quiet street (or vice-versa).
- Sales older than 12 months in a fast-moving market.
- Cross-jurisdiction comps (different town, different school district, different tax base).
Can't find three comps that pass?
If a property genuinely has no comparable sales within the five rules, it's usually a sign the deal isn't a fit for the marketplace — or that the asset belongs in a different category (rural, atypical layout, unique zoning). Submit it anyway with notes and we'll tell you straight whether to re-list it elsewhere.