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Comp report

Side-by-side pricing analysis for one unit against six comparison lenses.

Last updated: 2026-05-10

The comp report on the unit detail page shows how a single apartment stacks up against the market on price, square-foot value, and days on market. It is the report you reach for when a landlord asks "what should we list at?" or when an agent wants to defend an asking-rent decision.

Why this matters

Comp reports are the bridge between Urbero's internal data and a landlord conversation. Eyeballing similar units across the building is fine; producing a one-page PDF with this unit's rent next to six different reference points lets you have a real conversation about pricing.

How the report is laid out

The comp report card on the unit detail page has two parts:

  1. This unit — a single row at the top of the card with this unit's own asking rent, PSF per year, and days on market. This is your anchor point.
  2. Comparison scopes — six tiles below, each showing the same three numbers averaged across a different comparison group.

You read it top to bottom: "this unit is $4,200 at $74/yr per square foot with 12 days on market — and the same-building average is $3,950 at $69/yr at 9 days." From there you can argue the price up or down with data.

The six lenses

The six comparison tiles each answer a different question:

  • Same building — other units in the same building, scoped to a similar bed count when possible. Best when the building is large enough to have a sample of comparable units.
  • Same zip × beds — units in the same zip code with the same bed count. Captures the immediate neighborhood market.
  • PSF per year — rent normalized to dollars per square foot per year, so you can compare a 600 sq ft one-bed to an 800 sq ft one-bed fairly. See the PSF note below.
  • Days on market — how long similar units sit before they rent. Useful when arguing for a price drop on a stale listing.
  • Concession — how often nearby units include free-month concessions, and how many months on average.
  • HUD FMR — the federal HUD Fair Market Rent for the area, used as a sanity-check floor (especially for rent-stabilized and voucher-eligible units).

Each tile shows a sample size — "n=14" or similar — so you know whether the average is meaningful. Very small samples (n=1 or n=2) are flagged.

How PSF is calculated

PSF in the comp report is annualized — monthly rent multiplied by 12, divided by square footage. So a $3,500/month, 700 sq ft unit reports as $60/yr per square foot, not $5/month per square foot.

We standardized on PSF per year because every external comp source — landlord reports, real estate listings, market analyses — quotes annual PSF. Mixing monthly PSF into the same conversation caused too many "is that high or low?" mistakes.

The same convention applies everywhere PSF shows up in Urbero (the unit detail page, the inventory table, building summary cards). Every PSF figure in Urbero is annualized.

Sending the report to a landlord

Brokerage admins can email the comp report as a PDF directly to a landlord. The flow:

  1. On the unit detail page, click Send comp report in the comp-report section.
  2. A sheet slides out from the right. The recipient field is pre-filled with the landlord's configured inquiry emails (the ones set up at /landlords/[id]/site). You can add or remove addresses.
  3. Add a short message if you want — it goes in the email body.
  4. Click Send. Urbero generates a PDF version of the comp report, attaches it to an email, and dispatches it. You get a confirmation toast.

The PDF includes the "This unit" row, the six comparison tiles, the unit's basic details (building, apartment, bed/bath, square footage, regulation), and a timestamp.

Who can send

Brokerage admins, platform admins, and landlord admins (of the building's landlord) can send a comp report to a landlord. Agents and other roles can view the comp report and export the PDF for their own use, but the Send button is disabled — they should ask an admin to forward it on. This matches Urbero's general pattern: external-facing communication is admin-gated.

Rate limits

The Send action and the PDF export are rate-limited to 50 sends and 100 exports per hour per actor (plus a per-recipient-and-unit cap of 5 sends/hr to prevent accidental loops). In practice that is more than enough — if you hit the limit, you are probably running an unintentional loop.

Tips for reading the report

  • Always check the sample size. A PSF average computed off two comps is a vibe, not a number.
  • Different lenses can disagree, and that is the point. If same-building says you are priced too high but same-zip-and-beds says you are priced fairly, the building is probably an outlier — argue for the building average if you want the unit to rent fast, or argue for the neighborhood average if you want to defend the price.
  • HUD FMR is a floor, not a ceiling. It is most useful when the landlord is considering accepting vouchers; for free-market units in Manhattan, the HUD FMR will often look low compared to asking rent — that is expected.

See also