Pricing Analysis

FlexMLS comp analysis — scattergram, odds of selling, time to close.  |  One-off run  ·  Lead queue

Choose comps — 2759 LAZY GATOR DR, GREEN COVE SPRINGS FL
Untick a comp to throw it out, then re-run. Sorted by distance from the Fair Market line, so the outliers sit at the top.
An excluded comp is dropped from every chart and from the regression — not just hidden on the scattergram. A band you saved is kept. Nothing is destroyed: untick, look, re-tick.
13 comps in the export · 7 plotted in the 12-month window · 3 set the Fair Market line · 0 excluded.
Fair Market line right now — built on 3 closed comps · R² 0.71 · 1σ band $37,500
Only the comps marked sets the line move this. Unticking a wild ACTIVE or PENDING listing tidies the scattergram but will not move the ARV by a dollar — the regression is fit on closed sales only. Watch these three numbers after each re-run: a jumping R² means you are cutting real market, not an outlier.
Pricing Scattergram
KeepAddressStatussqftPrice$/sq ftvs fair line
2239 HIDDEN WATERS
2096501		Closed (Sold)
C		1,540$150,000$97-20%
−$37,500		sets the line
2239 HIDDEN WATERS ⊘ no garage
2115052		Closed (Sold)
C		1,540$225,000$146+20%
+$37,500		sets the line
2318 NORTH FORK ⊘ no garage
2146067		Closed (Sold)
C		1,620$289,000$178-0%
−$0		sets the line
2689 SILVER CREEK ⊘ no garage
2139743		For Sale (Active)
A		1,620$274,900$170-5%
−$14,100		plotted only
2372 Old Blue Run ⊘ no garage
2158900		Under Contract
A		1,469$99,000$67+2%
+$1,581		plotted only
2376 PINE HOLLOW
2064715		Did Not Sell
E		1,144$205,000$179—plotted only
2580 RUSSELL ⊘ no garage
2161217		Under Contract
A		952$120,000$126—plotted only
2373 OLD BLUE ⊘ no garage
2076503		Did Not Sell
E		1,469$179,999$123—outside the 12-mo window
2286 HIDDEN WATERS ⊘ no garage
2057616		Closed (Sold)
C		1,404$257,000$183—outside the 12-mo window
2230 FIVE ACRE
2034376		Did Not Sell
E		2,020$179,900$89—outside the 12-mo window
2765 HIDDEN WATERS ⊘ no garage
2017681		Closed (Sold)
C		1,242$212,900$171—outside the 12-mo window
2198 HIDDEN WATERS ⊘ no garage
2046214		Closed (Sold)
C		1,620$310,000$191—outside the 12-mo window
2376 PINE HOLLOW
2033785		Did Not Sell
E		1,144$149,900$131—outside the 12-mo window

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