Property Asking-Price Evaluation — $49 | Pete Gawkowski Digital Consulting

The problem

Most buyers only ever see the asking price. Checking whether that price is justified means cross-referencing listing history, comparable properties, the rental market, tax records, and state records. It is slow, scattered work — and most buyers skip it and overpay for skipping it.

What the report tests

1. Comparable properties

What similar properties nearby are actually listed at, per square foot — the simplest reality check on any asking price.

2. Income

What the property can earn in rent, tested against current cap rates for the area. If the income cannot support the price, the report shows exactly that math.

3. Land + building

What the land alone is worth at local asking prices, plus the depreciated value of a building of its age and construction.

Plus, in every report

Listing verification — days on market, full price history, and what is actually included in the sale (the listing does not always match what the seller implies).
Risk flags — property tax impact, including Michigan tax uncapping the moment a property sells; environmental history, such as a former gas station on the site; zoning and condition items worth a closer look.
Questions to ask the seller or listing agent, in writing, before you offer.
A justified price range with a plain bottom line — what the property supports, and what it does not.

Recent evaluation — anonymized example Retail building, Muskegon, MI: asking $650,000 → justified range $375,000–$475,000. The listing had sat on the market 482 days with one small price cut. The store it housed had closed — and the site had been a gas station before that, an environmental flag the buyer needed to know about before offering.

Who it is for

Buying a commercial building, or a business that comes with real estate
Selling, and wanting a reality check before setting the price
Partners, families, or estates dividing or valuing property

How it works

Send the property address — or the listing link. That is all it takes to start.
Flat fee confirmed in writing before any work begins. The price agreed is the price paid.
Report delivered within 3 business days — the three tests, the flags, the questions, and the justified range.
Optional walkthrough call to go over the findings and the questions for the seller or agent.

$49 Introductory price. One property per report. Multi-property or rush delivery quoted up front, in writing.

Request an evaluation

What this is not

This is an independent market evaluation for your own decision-making. It is not a licensed appraisal, it cannot be used for lending, and it does not replace inspections, surveys, or environmental assessments such as a Phase I. When the report flags that you need one of those, it says so plainly.

Step one of a full suite

The evaluation is the front door. Buyers who move ahead can come back to the same desk for the next steps — a Business Viability Report (will the business work at that price and location?) and a Business Plan Pack (a lender-ready plan with your real numbers). Buy the piece you need, when you need it. No subscriptions.

Is the asking price right?