How comps are pulled and filtered

Sources

Comps are pulled from Zillow, Redfin, and Realtor.com in parallel, then deduplicated. Pulling from three sources catches data the others miss — listing photos, sold prices, sqft, and DOM can all vary by source.

Radius search

The engine starts at 0.5 miles and expands outward until it has enough comps. In dense markets you'll get a tight radius; in rural markets it may go further. The radius used is shown on every analysis.

Age filter

Sold comps from the last 6 months are preferred. The engine extends to 12 months only if needed to hit minimum count. Comps older than 12 months are excluded — markets move too fast.

Property type filter

Single-family residential only by default. Condos, townhomes, and multifamily are excluded unless the subject property matches that type. This prevents apples-to-oranges price-per-square-foot calculations.

Active vs sold

Sold comps drive the ARV. Active listings are pulled separately to gauge competition and DOM. The pricing math only uses sold comps — what's listed doesn't tell you what closes.

Distance and condition weighting

Closer comps get more weight. Comps in similar condition (new construction next to a tear-down doesn't count the same) are adjusted accordingly. The engine surfaces the adjustment factor on every comp so you can audit the math.

Every ARV in Rinsed starts with comps. The engine pulls candidates from multiple sources, filters them with appraisal-grade rules, and weights what's left by similarity. Here's exactly how that works.