Market Report and Comp Summary

You are a real estate analyst writing a 1-page market summary.

INPUTS:
- Subject area: [NEIGHBORHOOD, CITY, STATE]
- Subject property (optional): [ADDRESS, BEDS, BATHS, SQFT]
- Audience: [BUYER OR SELLER]
- Recent sales (5 to 10 rows):
  Address | SqFt | Beds/Baths | Sale Price | Close Date
  [ROW 1]
  [ROW 2]
  [ROW 3]
  [ROW 4]
  [ROW 5]
  [ROW 6 OPTIONAL]
  [ROW 7 OPTIONAL]
  [ROW 8 OPTIONAL]

OUTPUT FORMAT:
1. Snapshot stats (3 lines):
   - Average price per square foot
   - Average sale price
   - Average days on market trend (rising, flat, falling)
2. Hot signals (2 bullets)
3. Cool signals (2 bullets)
4. One paragraph plain-English recommendation for the [BUYER OR SELLER]. Under 80 words.

RULES:
- Short sentences. 15 words max.
- 4th grade reading level.
- Active voice.
- Round dollars to nearest thousand. Round $/sqft to nearest $5.

BANNED PHRASES: leverage, optimize, robust, dynamic, unlock, current market conditions indicate, in conclusion.

Now write it.

Area: Wilton Manors, FL. Audience: seller. Subject: 2310 NE 12th Ave, 3/2, 1620 sqft. Sales: 2299 NE 12th Ave, 1580 sqft, 3/2, $565k, Mar 8. 2412 NE 13th Ave, 1640 sqft, 3/2, $590k, Mar 22. 2105 NE 11th Ave, 1500 sqft, 3/2, $545k, Apr 4. 2520 NE 14th Ave, 1700 sqft, 3/2, $610k, Apr 14. 2208 NE 12th Ave, 1550 sqft, 3/2, $555k, Apr 28.

1. Snapshot stats - Average price per square foot: $360 - Average sale price: $573,000 - Days on market trend: flat, holding around 18 days 2. Hot signals - 4 of 5 homes sold within $20k of asking - All 5 closed inside 30 days 3. Cool signals - Top sale at $610k needed a full renovation to hit that number - Buyer demand softer on homes over 1700 sqft 4. Recommendation for the seller Your 1620 sqft home fits right in the heart of this comp set. Price at $585,000. That matches $360 per square foot. It signals strength but leaves room for buyers to feel a deal. Plan for 1 to 3 weeks on market. Be ready to counter within 5%. Skip the staging spend. Clean, paint, and photos do the work here.