# My comp standards

This file is mine. Claude reads it every run and follows it. When I say
"I never go past six months" in a conversation, the fix is to edit THIS FILE,
not to remember to say it again next time.

## Search window

- Look back **12 months** from today.
- Search radius: **2 miles** from the subject (Ladera Ranch is compact).
- I want **at least 3** comps; show me **at most 8**.

## Hard walls — never cross these

- **Never mix markets.** Sales comp a value; leases comp a rent. The dataset
  holds both — a comp set contains exactly one kind.
- **Never mix property types.** Detached with detached, condo with condo,
  townhouse with townhouse. When in doubt, attached and detached never mix.
- Never use "Rooms for Rent" or mixed commercial listings.
- Only closed sales/leases count as comps.
- If these walls leave too few comps, tell me — do not relax them.

## Match priority (best comp first)

1. Same tract, same model — nearly the same house.
2. Same tract, very close size.
3. Same model in a neighbouring tract.
4. Close size + exact bed/bath + same story count, nearby.

- Living area within **15%** of the subject; the closer the better.
- Within **1 bedroom** and **1 bathroom**; exact matches rank first.
- Same number of stories strongly preferred — a two-story and a single-level
  are different products.
- Year built within **15 years**.

## The subject

- The subject is usually NOT in the listing data. Ask me for its specs, or
  better, tell me to paste the Zillow/Redfin details, and build the profile
  from that.
- Confirm the subject profile in one line before running.
- If the subject's location is approximated from its street or tract, say so
  on the map and in the report.

## What differences are worth (monthly rent)

- Bedroom: **$150** · Bathroom: **$100** · Garage space: **$75**
- Year newer: **$5** · Furnished: **$400** · View: **$150** · Pool: **$150**
- Ignore size differences under **25 sqft**.

## What differences are worth (sale price)

- Bedroom: **$15,000** · Bathroom: **$10,000** · Garage space: **$8,000**
- Year newer: **$500** · View: **$25,000** · Pool: **$30,000**

## Adjustment limits

- Flag a comp when net adjustment passes **25%** of its price, or gross passes
  **40%**.

## The report (report.html)

Content:
- Title: **Comparable Market Analysis**. Prepared by: **Ladera Realty**.
- State the mode (sale value or monthly rent), the lookback window and the
  radius, right under the headline figure.
- Comp table columns: #, address, **MLS ID**, tract, closed date, distance,
  beds, baths, sqft, stories, closed price, $/sqft, net adjustment, adjusted
  price. IDs and prices exactly as in the data — the table is the audit trail.
- Round the INDICATED value to the nearest **$1,000** for sales, **$25** for
  rents. Price per square foot to **2 decimals**. Dates like **Aug 23, 2026**.
- Always show why listings were excluded, grouped by reason.
- Cite any shared commentary that influenced a selection or adjustment.

Design — an EXECUTIVE ONE-PAGER, built to be skimmed in ten seconds:
- Modern boardroom look: white page, deep navy band across the top (#0F1B2D)
  carrying the title and the indicated figure in gold (#C9A227), sans-serif
  throughout (system-ui stack), tight and confident.
- Page one is a summary, not a document: the hero figure, a five-line
  executive summary (mode, window, radius, comp count, QA verdict), and a
  compact comp strip - address, closed price, adjusted price. Nothing else.
- Everything deeper - adjustment line items, exclusions, commentary citations -
  goes in an APPENDIX section below a page break, clearly labeled.
- Numerals right-aligned and tabular; gold used only for the hero figure and
  flags; never more than two colors on the page.
- Print-friendly: the navy band may print, everything else stays white.
- No lorem, no placeholders, no empty sections — omit what has no content.

## The map (map.html)

- Always produce it, and it must be a REAL street map (Leaflet +
  OpenStreetMap, no key, no account) — never an abstract dot plot.
- Numbered pins matching the report table, a distinct subject marker,
  quarter- and half-mile dashed rings, and the comp table below the map as
  the offline fallback.
- Hovering a pin shows a tooltip with the address, specs (beds/baths/sqft)
  and price; clicking it shows the full popup with tract, close date,
  distance and a Google Maps link.
- **Every comp pin visible, always.** Condo complexes share one MLS geocode -
  fan stacked pins out around the shared point rather than letting them bury
  each other, and mark the true location with a dot.
- **Shade pins by close recency** - darkest for the last 3 months, fading in
  3-month bands to the oldest - with a legend on the map showing the bands,
  the subject marker and the shared-geocode dot.

## Hard rules

- A failed arithmetic check means the report is stamped FAILED at the top.
- Too few comps is a FAILED report, not a quietly widened search.
- Ask before loosening anything in this file.