A mobile home on 40 acres. I had big fun trying to find comps. Thank GOD it was for a BPO mill that rarely send me business cuz I ended up about 15K less than it sold for. It was one ugly BPO.

If you can't comp a property, it probably can't be comped. That is, if its so unique that there is nothing to compare it to, it will sell for whatever some fool is willing to pay for it and thinks it is worth. No way can you actually predict what that price will be, except from a strong sense of intuition or maybe a crystal ball.

The one I struggled the most with was a 100+ year old log cabin, all hand-hewn logs, etc, with a 1990 addition and all updated. That wasn't the hard part. It sat on 80 acres with a good 1/4 mile of river frontage in an area where NOTHING had sold within 10 miles in the past 1.5 years. I was advised to find a comp or two for the land and the same for the house, then combine them and comment like crazy. The only river-front land that had sold was about 40 miles away, and about $5000 per acre, but that wasn't realistic in this area. Of course, there aren't a lot of log homes like that around that had sold, either. I thought it was a good price, but a bad report, but I got a thank-you. Seems that one had been assigned to 3 different agents who had all inspected but never completed the report because it was too difficult, then to 1 who had said there was absolutely no value in the house and valued it at only $1000 per acre for the land... That's one agent who was probably hoping it would be a foreclosure and they could snatch it up at that price!

I had a drive-by where it was mid-remodel and then vandalized - big old house on a huge swath of land next to a busy thoroughfare. There were no comps and who knows what was behind the boarded up windows? Did the half-completed bathroom need a toilet roller holder and a shower rod? Or was it torn out to the wall studs?

Luckily, it was listed and pending sale - so, knowing that the buyers are the ones who set the price, I valued it at that. What else could I have done? lol