RE Intelligence (what they asked for it — and what it really sold for)
Cave % = the median gap between the ORIGINAL asking price and the real closing price, from our closed-MLS records. Big cave % = their asks are soft, so open lower. Broker Cave reads the brokerage house. Agent Cave reads the individual listing agent — the person who actually holds or drops the number. Click any row to see the real closings behind it.
#
Address
City
Started asking
Asking today
Days on mkt
Moved so far
Predicted give off today
Likely close
Cash on the table
Broker & their cave
Agent & their cave
Read
Predicted give = the MEDIAN give off today’s asking price, taken from real closings that looked like this one: same property kind, same days-on-market band, same price-move history (already cut? raised?), same broker cave quartile. Learned from the last 24 months of closed MLS sales; rebuilt nightly. Blind-tested on 16,645 sales it had never seen: typical miss 2.6 percentage points, about 15 percent better than guessing one flat median. The broker’s and agent’s own cave numbers sit beside each listing as context — the count after them is how many of their closings that read is built on. It is a market median, not a promise: a motivated seller gives more, a stubborn one gives nothing. Click any row to open the listing.
Where these numbers come from
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#
Brokerage
Kind of deals
Closings on file
This year
Last year
Started asking (median)
Actually sold for (median)
Caves (vs original ask)
Vs final ask
% closed below ask
Last close
RENT CAVE: what the landlord ASKED versus what the tenant actually SIGNED, from real closed MLS leases. A high cave % = that brokerage, agent, city or zip routinely drops the rent to get it leased, so their asking rents are soft and you can push. A 0% cave = they hold the number. Click any row for the actual leases.
Real estate vs businesses. A restaurant or laundromat sold as a going concern is a business sale, not a property sale, and the two behave nothing alike. The default view here is All real estate — residential, multifamily, commercial and land added together into one row per person, with business sales left out entirely. Pick “Business sales ONLY” to look at those on their own, or the last option to see every kind split out separately.
The three sold columns. “Closings on file” is everything we hold on them, back to 2019. The year columns are calendar years off the actual closing date: the current year is only counted up to today, so it is a year-to-date figure and will always look smaller than the full year beside it — do not read that as a slowdown until the year is over. The dollar figure under each count is the sum of what those deals actually CLOSED at, not what they were asked for. Hover a dollar figure to see it to the exact dollar. Use the rank dropdown to sort by units or by dollars instead of by cave %.
The minimum-closings filter keeps small samples from lying. “Vs final ask” compares to the LAST list price after cuts — the gap between that and the original-ask column is how much they cut BEFORE the buyer even showed up.
Why the two price columns don’t divide out to the cave %: the cave % is the median of what EACH individual deal gave up, not the gap between the two median prices. Those are different sums and they will not match — the cave % is the honest one, because a single huge sale can drag a median price without moving how hard that person actually negotiates. Divide the two price columns and you get a rough sanity check, not the cave number.