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Comparable Market Analysis

Prepared by Ladera Realty · Aug 24, 2026

Subject: 5 Lynde · Davenport (DAVP) · 3 bd / 3 ba / 1,560 sqft · built 2003 · 2 stories

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Indicated value

$905,000

Sale mode · 8 comps · 12-month lookback · 2-mile radius · supported range $820,000 – $985,000 · straight median of the adjusted comps (no weighting).

Same eight comparables as the default sample — only the estimation rules changed (bedroom $40,000, bathroom $25,000, size differences under 100 sqft ignored, straight median, $5,000 rounding). Default said $888,000; this process says $905,000.

Comparables

#	Address	MLS ID	Tract	Closed	Mi	Bd/Ba	SqFt	St	Close price	$/SqFt	Net adj	Adjusted
1	41 Rumford	OC26019663	Davenport (DAVP)	Mar 09, 2026	0.20	3/3	1,560	2	$915,000	586.54	−$500	$914,500
2	5 Duxbury Street	PW25156609	Davenport (DAVP)	Sep 16, 2025	0.00	2/3	1,658	2	$889,000	536.19	+$40,000	$929,000
3	10 Edgartown	OC26040567	Davenport (DAVP)	Apr 02, 2026	0.20	2/3	1,667	2	$840,000	503.90	−$20,865	$819,135
4	34 Bayley	OC25236485	Davenport (DAVP)	Nov 06, 2025	0.20	2/2	1,335	2	$795,000	595.51	+$192,486	$987,486
5	20 Bayley	OC25268733	Davenport (DAVP)	Jan 07, 2026	0.20	2/3	1,583	3	$845,000	533.80	+$40,000	$885,000
6	36 Amesbury Court	PW26020475	Sycamore Grove (SYGV)	Mar 03, 2026	1.03	3/3	1,514	2	$937,000	618.89	+$26,000	$963,000
7	35 Garrison Loop	RS26043431	Chambray (CHMB)	May 18, 2026	0.65	3/3	1,511	2	$859,500	568.83	+$1,000	$860,500
8	3 Wildflower	OC25224843	Charleston Place (CHAR)	Nov 06, 2025	0.52	3/3	1,617	2	$870,000	538.03	+$24,000	$894,000

Adjustment detail

1. 41 Rumford — closed $915,000

Age (-1 yr @ $500): −$500

Adjusted: $914,500 (net −$500, gross $500)

2. 5 Duxbury Street — closed $889,000

Bedrooms (+1 @ $40,000): +$40,000

Adjusted: $929,000 (net +$40,000, gross $40,000)

3. 10 Edgartown — closed $840,000

Living area (-107 sqft @ $569/sqft): −$60,865
Bedrooms (+1 @ $40,000): +$40,000

Adjusted: $819,135 (net −$20,865, gross $100,865)

4. 34 Bayley — closed $795,000

Living area (+225 sqft @ $569/sqft): +$127,986
Bedrooms (+1 @ $40,000): +$40,000
Bathrooms (+1 @ $25,000): +$25,000
Age (-1 yr @ $500): −$500

Adjusted: $987,486 (net +$192,486, gross $193,486)

5. 20 Bayley — closed $845,000

Bedrooms (+1 @ $40,000): +$40,000

Adjusted: $885,000 (net +$40,000, gross $40,000)

6. 36 Amesbury Court — closed $937,000

Age (+2 yr @ $500): +$1,000
View (subject yes): +$25,000

Adjusted: $963,000 (net +$26,000, gross $26,000)

7. 35 Garrison Loop — closed $859,500

Age (+2 yr @ $500): +$1,000

Adjusted: $860,500 (net +$1,000, gross $1,000)

8. 3 Wildflower — closed $870,000

Age (-2 yr @ $500): −$1,000
View (subject yes): +$25,000

Adjusted: $894,000 (net +$24,000, gross $26,000)

Reconciliation — the math, visible

Straight median of the adjusted comps — no weighting, per this version's PREFERENCES.

Adjusted values, sorted: $819,135, $860,500, $885,000, $894,000, $914,500, $929,000, $963,000, $987,486.

Median $904,250 → rounded to $905,000.

Why the other 244 listings were excluded

Every exclusion is auditable - open a reason for the full list, with the value that failed each listing.

different property type — 181

Address	MLS ID	Why
1 Fern Haven Farm	260013227SD	Single Family Residence
46 Hinterland Way	OC25171455	Townhouse
34 Marcilla	OC26107229	Townhouse
24 Triad Lane	OC26073794	Townhouse
34 Platinum Circle	OC25191571	Townhouse
43 Three Vines Court	NP25198137	Townhouse
49 Platinum Circle	OC25172060	Townhouse
30 Three Vines	PV25231294	Townhouse
2 Lynde Street	OC25098357	Townhouse
74 Three Vines Court	OC26110369	Townhouse
10 Platinum Circle	OC25188277	Townhouse
4 Palladium Ln	SR25277115	Townhouse
32 Clifford Lane	OC25168259	Townhouse
10 Leffington	OC26013274	Townhouse
15 Whitworth Street	OC26004478	Townhouse
129 Sklar Street #34	OC26002784	Townhouse
27 Whitworth	PW26143838	Townhouse
5 Lansdale Court	OC26034444	Townhouse
9 Chilmark Street	PW25196882	Townhouse
201 Sklar	OC26022339	Townhouse
14 Durlston Way	TR26006447	Townhouse
23 Notchbrook	OC26155453	Townhouse
48 Walbert	OC26097183	Townhouse
1 Quartz	OC26150493	Townhouse
107 Orange Blossom Circle	OC25252683	Townhouse
15 Strawflower Street	OC25137963	Townhouse
1 Shelburne	OC26044896	Townhouse
21 Aryshire	OC26093805	Townhouse
10 Azara	LG25280975	Townhouse
41 Ethereal Street	OC25125393	Single Family Residence
1 Queensberry	OC25251213	Townhouse
8 Fern Haven Farm	OC26054350	Single Family Residence
18 Ash Hollow Trail	OC25215655	Single Family Residence
2 Lansdale Court	OC26041680	Townhouse
71 Sklar	OC26107507	Townhouse
11 Oatfield Farm	OC26038114	Single Family Residence
9 Wheatstone	OC25185374	Single Family Residence
1 Mill Ridge	OC26132843	Single Family Residence
10 Wood Barn Road	OC25225234	Single Family Residence
14 Passaflora Lane	OC25197781	Townhouse
30 Savannah Lane	OC26020686	Single Family Residence
6 Cedar Haven Farm	OC26090344	Single Family Residence
10 Westcott	OC25256701	Single Family Residence
42 Livingston Pl	OC25140760	Single Family Residence
81 Mercantile Way	OC25136867	Single Family Residence
8 Earthen Court	OC26052458	Single Family Residence
1 Tarleton Lane	OC26058743	Single Family Residence
9 Paverstone	OC25281323	Single Family Residence
19 Sklar	OC25274767	Single Family Residence
16 Skywood Street	OC25228590	Single Family Residence
3 Kyle Court	OC25137114	Single Family Residence
76 Kyle Court	PW25253515	Single Family Residence
8 Snapdragon	OC26105204	Single Family Residence
6 Paverstone Lane	OC25179573	Single Family Residence
217 Sklar Street	OC26065410	Single Family Residence
31 Kyle Court	OC26002807	Single Family Residence
3 Amaryllis	OC26144076	Single Family Residence
11 Tuscany	OC26035423	Townhouse
146 Main Street	OC26032258	Single Family Residence
7 Windmill	OC26042380	Single Family Residence
6 Devens Way	OC25136630	Single Family Residence
16 Kelfield	OC25184445	Single Family Residence
9 Kyle Court	OC26117278	Single Family Residence
78 Dawnwood	OC25219209	Single Family Residence
1 Trumpet Vine Street	OC26002125	Single Family Residence
17 Sandy Pond	OC26021318	Single Family Residence
8 Marston Lane	OC25126097	Single Family Residence
25 Bellflower Street	OC25124650	Single Family Residence
8 Danbury	PW26104472	Single Family Residence
1 Old Concord Drive	PW25228850	Single Family Residence
11 Longfield	OC26119303	Single Family Residence
29 Maybeck	PW26010919	Single Family Residence
4 Celestine Circle	OC26096096	Single Family Residence
10 Roycroft Court	OC26039517	Single Family Residence
89 Dawnwood	OC26095772	Single Family Residence
12 Roycroft Court	OC26028046	Single Family Residence
10 Pickering Circle	LG25128275	Single Family Residence
7 Bluewing Lane	OC25177678	Single Family Residence
30 Baudin Circle	OC25194270	Single Family Residence
6 Hanceford	OC26080557	Single Family Residence
6 Tether Moon	OC26112141	Single Family Residence
53 Bainbridge Ave	OC25168845	Single Family Residence
40 Celestine Circle	OC25195659	Single Family Residence
7 Sachem Way	OC25157478	Single Family Residence
15 Sleepy Hollow	OC25272338	Single Family Residence
6 Mocha Lane	OC26022403	Single Family Residence
22 Kingsway Dr	TR25229908	Single Family Residence
10 Sachem Way	OC26068541	Single Family Residence
9 Baudin Cir	OC25227560	Single Family Residence
7 Laurelhurst	OC26018190	Single Family Residence
74 Dawnwood	OC26064549	Single Family Residence
8 Claymont Drive	OC26020922	Single Family Residence
4 Hearthside	OC25214419	Single Family Residence
6 Bainbridge	OC26081457	Single Family Residence
8 Caltrop Way	OC25150275	Single Family Residence
5 Baudin	OC26083566	Single Family Residence
5 Mayville	OC26139474	Single Family Residence
14 Downing Street	OC25131175	Single Family Residence
12 Brynwood	OC26151843	Single Family Residence
6 Pomegranate	OC26053101	Single Family Residence
3 Duskywing Court	OC26019925	Single Family Residence
12 Ardennes	OC25220112	Single Family Residence
9 St Steven Court	OC26067760	Single Family Residence
81 Zinnia Street	OC25199664	Single Family Residence
15 Mason Lane	OC26044792	Single Family Residence
27 Ardennes Drive	OC25172658	Single Family Residence
8 Black Cherry	OC25269173	Single Family Residence
53 Flintridge	OC26049896	Single Family Residence
9 Franklin	OC26095645	Single Family Residence
15 Plum St	OC26108957	Single Family Residence
12 John	OC25126106	Single Family Residence
18 Beacon Point	OC25193504	Single Family Residence
5 Lanesboro	OC26097212	Single Family Residence
8 St Steven Court	OC26084353	Single Family Residence
3 Tudor Way	OC26080924	Single Family Residence
7 Molly Loop	OC26035501	Single Family Residence
8 Scarlet Maple Drive	OC25226832	Single Family Residence
10 Edendale Street	PT25081756	Single Family Residence
25 Hallcrest	OC26100309	Single Family Residence
21 Winslow Street	OC26052462	Single Family Residence
3 Blue Spruce	OC26095823	Single Family Residence
4 Drackert	OC26041798	Single Family Residence
7 Waltham Road	NP25063870	Single Family Residence
6 Vinewood	OC26045116	Single Family Residence
1 David Street	OC25215441	Single Family Residence
9 Waltham	OC26046010	Single Family Residence
11 Lullaby	OC26082307	Single Family Residence
8 Ranunculus Street	OC26073852	Single Family Residence
24 Scarlet Maple	OC26067077	Single Family Residence
6 Abyssinian Way	OC26083758	Single Family Residence
8 Calliandra	OC26094905	Single Family Residence
8 Sea Grape	OC26139467	Single Family Residence
30 Winslow Street	OC26040428	Single Family Residence
21 Snow Bush Street	OC26062232	Single Family Residence
20 Becker	OC25149194	Single Family Residence
15 Pisano Street	LG25153944	Single Family Residence
12 David	OC26087446	Single Family Residence
16 Wyndham Street	OC25242718	Single Family Residence
8 Welbe	OC26054118	Single Family Residence
24 Thornhill	OC25262537	Single Family Residence
1 Drackert Lane	OC25146782	Single Family Residence
25 Thalia Street	OC25155247	Single Family Residence
4 Dennis Lane	OC25121026	Single Family Residence
38 Winfield Drive	OC26021663	Single Family Residence
37 Craftsbury Place	OC25130580	Single Family Residence
10 Copious Lane	OC26150642	Single Family Residence
3 Fallow	OC26014782	Single Family Residence
42 Foliate	OC26093791	Single Family Residence
18 Elissa	IG25272841	Single Family Residence
18 Foliate Way	OC26040058	Single Family Residence
15 Basilica Place	OC25122252	Single Family Residence
5 Vaquero Road	OC26174587	Single Family Residence
4 Galora	OC26035478	Single Family Residence
4 Lewiston Court	OC26071049	Single Family Residence
1 Cambridge	OC25280942	Single Family Residence
19 Dennis Lane	OC25148455	Single Family Residence
10 Gaucho Road	OC26027728	Single Family Residence
17 San Luis Obispo Street	OC25186282	Single Family Residence
23 Merrill Hill	OC25159629	Single Family Residence
33 Basilica	NP26001449	Single Family Residence
33 Christopher Street	OC26045368	Single Family Residence
4 Gaucho Road	OC25153648	Single Family Residence
3 Kent Court	OC26092403	Single Family Residence
5 Maremma Lane	OC25017859	Single Family Residence
6 Westford	OC26125166	Single Family Residence
6 Pistoria	OC25223609	Single Family Residence
2 Pointe Circle	OC26106650	Single Family Residence
1 Lennox Court	OC25121808	Single Family Residence
19 Basilica Place	NP25231683	Single Family Residence
4 Kelly Lane	OC26034095	Single Family Residence
5 Stockmen Rd	OC26041930	Single Family Residence
7 Alexa	NP26080893	Single Family Residence
21 Alexa	OC25273449	Single Family Residence
21 Ali Lane	OC26021739	Single Family Residence
8 Brittlestar Road	OC25248831	Single Family Residence
4 San Luis Obispo Street	OC25251993	Single Family Residence
7 Broken Arrow	OC25052190	Single Family Residence
8 Brittlestar Road	NP26129300	Single Family Residence
19 Fox Hole Road	OC25098982	Single Family Residence
1 Overlook Drive	OC25146917	Single Family Residence
67 Bell Pasture	OC26046129	Single Family Residence

outside the 15% size band — 25

Address	MLS ID	Why
57 Hinterland	OC26002379	989 sqft vs subject 1,560
22 Agave Court	OC25160877	1,150 sqft vs subject 1,560
10 Martino	OC25238777	1,203 sqft vs subject 1,560
14 Valmont	NP26077281	1,315 sqft vs subject 1,560
9 Three Vines Ct	OC26028447	1,252 sqft vs subject 1,560
52 Valmont Way	OC26113568	1,275 sqft vs subject 1,560
36 Valmont	OC26050673	1,275 sqft vs subject 1,560
40 Three Vines Court	OC26066409	1,252 sqft vs subject 1,560
46 Valmont	OC25273132	1,259 sqft vs subject 1,560
25 Corbin	OC25274640	1,296 sqft vs subject 1,560
92 Sansovino	OC26105388	1,305 sqft vs subject 1,560
62 Hinterland	OC26006622	1,230 sqft vs subject 1,560
78 Valmont Way	NDP2508957	1,259 sqft vs subject 1,560
5 Dietes Court	OC26020702	1,294 sqft vs subject 1,560
76 Orange Blossom Cir	OC26122757	1,850 sqft vs subject 1,560
2 Aryshire Lane	OC26013638	1,801 sqft vs subject 1,560
16 Orange Blossom Circle	OC26079969	2,100 sqft vs subject 1,560
26 Passaflora Ln	OC25265982	2,213 sqft vs subject 1,560
72 Sellas	OC25261456	1,957 sqft vs subject 1,560
36 Tuberose Street	OC25188687	1,984 sqft vs subject 1,560
37 Tuscany	OC25181632	2,149 sqft vs subject 1,560
47 Tuscany	NP26110683	2,084 sqft vs subject 1,560
19 Tuscany	PW25280252	2,084 sqft vs subject 1,560
5 Salvatore	V1-35250	2,567 sqft vs subject 1,560
6 Salvatore	SW25203293	2,567 sqft vs subject 1,560

qualified, but outside the top 8 by similarity — 22

Address	MLS ID	Why
14 Tuberose Street	OC25150116	1,498 sqft, 0.61 mi, closed Sep 2025
36 St. Mays Rd.	OC25217634	1,498 sqft, 0.64 mi, closed Dec 2025
23 Three Vines Court	PW25185821	1,482 sqft, 0.76 mi, closed Nov 2025
73 Platinum	OC25244215	1,449 sqft, 0.81 mi, closed Dec 2025
66 Garrison Loop	OC26086902	1,448 sqft, 0.65 mi, closed Jun 2026
11 Chadron Circle	OC25175160	1,448 sqft, 0.70 mi, closed Sep 2025
97 Chadron Circle	OC26003108	1,417 sqft, 0.71 mi, closed Feb 2026
18 Lansdale Court	OC26146639	1,407 sqft, 1.03 mi, closed Aug 2026
7 Harwick	OC25228509	1,400 sqft, 1.02 mi, closed Dec 2025
11 Strawflower Street	OC25194002	1,733 sqft, 0.56 mi, closed Oct 2025
80 Three Vines Court	OC25168929	1,376 sqft, 0.82 mi, closed Dec 2025
90 Three Vines Court	OC26081688	1,376 sqft, 0.85 mi, closed Aug 2026
9 Viburnum Way	OC25159627	1,346 sqft, 0.54 mi, closed Sep 2025
10 Agave Court	OC25200162	1,346 sqft, 0.58 mi, closed Nov 2025
18 Amesbury Court	OC26045044	1,326 sqft, 1.03 mi, closed Jul 2026
26 Quartz Lane	OC25229561	1,592 sqft, 0.33 mi, closed Oct 2025
27 Dietes Court	OC26009170	1,458 sqft, 0.58 mi, closed Mar 2026
20 Garrison	OC26040828	1,388 sqft, 0.65 mi, closed Apr 2026
14 Garrison Loop	OC26030479	1,388 sqft, 0.71 mi, closed Mar 2026
11 Clifton Dr	OC26055890	1,761 sqft, 0.45 mi, closed Apr 2026
22 Arlington Street	OC25018923	1,761 sqft, 0.94 mi, closed Dec 2025
16 Arlington Street	OC26035028	1,777 sqft, 0.91 mi, closed Apr 2026

attached/detached wall — 15

Address	MLS ID	Why
58 Potters	SW26137682	attached=False
12 Rinehart Road	OC25226082	attached=False
21 Thorp	OC25264308	attached=False
48 Half Moon Trail	OC26004955	attached=False
9 Reese Creek	OC25118300	attached=False
55 Fieldhouse	OC26110163	attached=False
4 Potters Bend	OC25227444	attached=False
45 Fieldhouse	OC26044714	attached=False
9 Flowerdale	OC26050056	attached=False
19 Rinehart Road	OC25171321	attached=False
42 Tarleton Lane	OC26136440	attached=False
3 Paddock Place	OC25185246	attached=False
9 Paddock Pl	OC25215958	attached=False
62 Iron Horse Trail	OC25258033	attached=False
1 Flowerdale	OC26028594	attached=False

year built — 1

Address	MLS ID	Why
50 Wisteria Street	OC26001670	2022 vs subject 2003

Quality check

PASS	Adjustments foot: all 8 adjusted prices re-derive from close price + line items (max drift $0.00).
PASS	Indicated $905,000 sits inside the adjusted range $820,000 – $985,000.
PASS	Hard walls held: every comp is a closed condominium sale — no leases, no other types, no attached/detached mixing.
PASS	Adjustment direction: 6 up, 2 down.
WARN	Comp 2 (5 Duxbury Street) shares the subject's recorded coordinates — the MLS geocodes the complex, not the unit.