Broker opinion of value narrative
Write the narrative part of a BOV from your pricing and comps.
Last tested 2026-10-19 Its example inputs were run through Claude Haiku 5.5, and an AI judge (Jev) scored the reply 76/100 for following the rules and doing the task.
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Example output
I wrote this by hand on 2026-10-19 from the made-up inputs below, to show what a good result looks like. Your results will vary, so read every draft before you use it.
Example inputs
- Property: 18,000 SF single-tenant industrial, Columbus OH, 22' clear, lease ends 2028
- Your value range and method: $2.5M to $2.7M, direct cap at 7.25% to 7.75% on $196K NOI
- Comps you're relying on: 1) 20K SF, 2.4 mi, $142/SF, 7.4% cap, Mar 2026. 2) 15K SF, 5 mi, $151/SF, 7.1% cap, Jan 2026. 3) 24K SF, 3 mi, $133/SF, 7.9% cap, Aug 2025, older roof
- Risks or adjustments: Single tenant with 2 years left. Roof is 19 years old.
Opinion of value
I estimate the property's value at $2.5M to $2.7M ($139 to $150 per SF). This is a broker opinion of value, not an appraisal.
How I got there: the property produces $196,000 in net operating income. Recent sales of similar buildings traded at cap rates between 7.1% and 7.9%. I applied 7.25% to 7.75%, which gives the range above.
The comps:
- 20,000 SF, 2.4 miles away, sold March 2026 at $142/SF and a 7.4% cap. The closest match in size and location.
- 15,000 SF, 5 miles away, sold January 2026 at $151/SF and a 7.1% cap. Smaller buildings often price higher per SF, so this sets the top.
- 24,000 SF, 3 miles away, sold August 2025 at $133/SF and a 7.9% cap. It had an older roof, like this property.
Risks a buyer will price in: the single tenant's lease ends in 2028, and the roof is 19 years old. Either could push the value toward the low end.AI drafts can be wrong. Check every fact, name, and number before you send anything. Free: build prompts with no limit and 5 AI runs a day. A paid plan: 100 runs a day, 1,000 checks a day, batch runs for 50 contacts.
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