Valuation contexts
1 contextEach context carries its own analysis, effective date, and interest. This financing job runs a single context; add-ons declare more (e.g. eminent domain’s before/after) without touching the core.
Sales grid — two-stage
| Adjustment | Subject | Comp 1#1042 | Comp 2#1039 | Comp 3#1051 | Comp 4#1033 |
|---|---|---|---|---|---|
| Sale price $/ac | — | $14,000 | $13,800 | $15,300 | $13,200 |
| STAGE 1 · TRANSACTIONAL — APPLIED SEQUENTIALLY | |||||
| Financing / cash-equivalent | — | 0% | 0% | 0% | 0% |
| Conditions of sale | — | 0% | 0% | 0% | +3% |
| Market conditions (time) | — | +3% | +5% | +2% | +7% |
| Cumulative adjusted $/ac | — | $14,420 | $14,490 | $15,606 | $14,548 |
| STAGE 2 · PROPERTY — ADDITIVE | |||||
| Land mix WORKSHEET | 168 / 201 / 43 ac | +1% | −3% | −5% | +1% |
| Live water | 43 ac · creek | 0% | +4% | −1% | +5% |
| Size | 412.4 ac | 0% | −3% | +2% | −4% |
| Access / frontage | 1,850 ft paved | 0% | −2% | +1% | 0% |
| Net property adjustment | — | +1% | −4% | −3% | +2% |
| Adjusted $/ac | — | $14,564 | $13,910 | $15,138 | $14,839 |
| min $13,910 · median $14,702 · mean $14,613 · max $15,138 · $/AU cross-check available on the unit switcher | |||||
Two-stage ordering: sequential transactional adjustments → cumulative price → additive property block. The Rural Land pack declares the default rows and order; percentages tagged AI are assistant-suggested — accept, edit, or clear each.
Worksheets
RURAL-LAND 1.1.0| Land class | Subject ac | Rate $/ac | Indicated contribution |
|---|---|---|---|
| Improved pasture | 168.0 | $11,500 | $1,932,000 |
| Native range | 201.0 | $9,950 ⟲ edited | $1,999,950 |
| Live-water bottomland | 43.0 | $46,000 | $1,978,000 |
| Total | 412.0 | ≈ $14,330/ac | $5,909,950 |
Output feeds the grid row “Land mix” — computed at write, never re-typed. Editing the native-range rate ($9,800 → $9,950) recomputed the row and flagged the standing conclusion stale.
Reconciliation
The four adjusted sales span $13,910 to $15,138 per acre — a tight ±4% band around the mean. Greatest weight is given to sales #1042 and #1033, the two closest to the subject in size and land mix; #1051 sets the upper bound but required the largest live-water and size adjustments. AI draft
The subject’s 43 acres of Palo Alto Creek bottomland support the mid-to-upper portion of the range, while its larger overall size tempers the per-acre indication toward the middle. edited by Dana
Jul 18, 2026 · revision 3
Server-enforced, not just hidden in the UI: the assistant can summarize the adjusted range but is mechanically blocked from writing a value here. Only Dana can conclude or re-conclude.