it's normal to go back 6 months for comps and stick to units within 20% of the size of subject property. Make a small circle and go wider area until you get 5 or six and compare amenities, like updates, upgrades and inclusions. As a rule of thumb, to feel out the seller, (and I think is what you are asking for...) 10% under asking price is not obnoxious. Start going in 15-20% under and why don't they just lower the price to that level and create a feeding frenzy. A 20% under would probably tick off the seller. Get advice from your agent, but i think horshe & hand grenades 10% under to start the ball rolling and see what the seller comes back with and then get real close to your real walk away number.
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