In general a brokers price opnion is a very good opinion of price. The comps used are very restricted to the exact location and dates of closing.
The condition of the house is most likely not taken into consideration. If this appraisal was for a short sale, it is nto in the banks interest to know the condition of the house, jsut the market conditions.
You could challenge to opinion if you have the comps to back it up, it cannot hurt.
South Florida Brokers