The following is a brief explanation of how to read the KSCAMA (Kansas Computer Assisted Mass Appraisal) Sales Comparison Sheet. This sheet is most often referred to as the “comp sheet”.

 

Your property is referred to as the “Subject” property and is listed on the left side of the Comp sheet. Its property characteristics are listed from top to bottom. The comparable properties are listed to the right in the columns labeled “COMP 1”, COMP 2, etc. The property characteristics for these comparable properties are also listed from top to bottom. The most common questions about the comp sheet refer to what the row titles stand for. The following is a list that covers some of the most commonly asked questions.

 

NEIGHBORHOOD – This is a numeric code that identifies the geographic area in which your property is located. Neighborhoods are delineated for the purpose of defining an area from which comparable sales are chosen.

 

SITE BUILT STYLE – This field generally indicates the story height of the dwelling.

 

STYLE – This field refers to the architectural style of the dwelling. Examples of style would be ranch, bungalow, colonial, and earth shelter.

 

BED / FULL / HALF / TOT-FIX – This line indicates the number of bedrooms and bathrooms. Bed refers to the number of bedrooms.. Full indicates the number of 3-fixture bathrooms. HALF is for half baths, which is for any 2-fixture bath. TOT-FIX is the total fixture count. This count includes all fixtures from full and half baths plus additional fixtures. Some examples of additional fixtures would be hot water heaters, kitchen sinks, bar sinks, laundry sinks, garden or spa tubs, etc. Please note that we do not have a category for ¾ baths, as we are only concerned with total fixtures.

 

BSMT AREA / HIGH / LOW QUALITY – Basement area refers to the total square footage of basement of the dwelling. High refers to the total square footage of high quality finish. Low Quality refers to the total square footage of low quality finish in the basement.

 

QUALITY – This is the quality of construction of the dwelling.  Grades range from AA+ to E-.

 

CDU – CDU stands for Condition, Desirability, and Utility of the property. CDU ratings range from excellent to undesirable.

 

PHYSICAL CONDITION – This is a rating of the physical condition of the dwelling giving consideration to the age of the dwelling. These ratings range from excellent to unsound.

 

UPPER FLOOR AREA – This is the square feet of all upper floor living area.

 

MAIN FLOOR AREA – This is the square feet of all living area on the main floor

 

TOTAL LIVING AREA – Total living area (above grade) of the dwelling.

 

GARAGE AREA ATT/DET – Total area of all attached garage and the total area of all detached garage.

 

LAND VALUE – The value of the land as determined by the annual land analysis.

 

OBY COST – The estimated depreciated value of outbuildings and yard improvements listed with the dwelling.

 

BUILDING VALUE – (Cost Approach) The estimated value of the dwelling based on current construction costs less an allowance for loss in value (depreciation) for all causes as determined from an analysis of the market.

 

TOTAL COST VALUE – This is the estimated value of the property as indicated by the cost approach to value.

 

MARKET AVERAGE – A composite estimate of value based on the statistical model.

 

ADJUSTED SALE – Since the properties chosen as comparable sales will be used to estimate the value of the subject property, and since these properties are rarely if ever identical to the subject property, the sales price must be adjusted to account for these differences before they can be used as estimates of value. Any inflationary of deflationary trends in the local real estate market will also be reflected in the adjusted sales prices.

 

COMPARABILITY – An indicator of the relative similarity of the sale properties to the subject property.

 

WEIGHTED ESTIMATE – A weighted average of the adjusted sale prices, weighted by the degree of comparability.

 

MARKET ESTIMATE – The estimate of fair market value of the subject property based on the sales of comparable properties.