How close does a comparable sale really need to be?

[OpenDoorNotes]

When valuing a home with few recent nearby sales, which compromise would you make first: older transactions on the same street, or newer transactions farther away?

Assume neither set contains an exact match.

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[YieldAndBricks]

I'd show both and write down why each differs. If the conclusion changes dramatically depending on which group you choose, that uncertainty should stay visible.

 

[SecondViewing]

Distance isn't the only issue. Two streets can have different noise, school access or building condition. What adjustment is based on evidence and what is just a guess?