Every appraisal starts with market rent
The income approach depends on one critical input: market rent. When that comes from scraped listings or stale surveys, the appraisal starts from the wrong number. Get unit-level, PMS-sourced final asking rents, giving you rent comps you can confidently cite.
Property-level granularity • Never scraped • Citable in a valuation report
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One weak comp can undo an entire valuation
What the income approach actually needs
The income approach converts rent into value, which means the rent figure has to be right before anything downstream gets built on top of it. A comp needs to be a documented, sourced input, not a placeholder number.
Where most comps fall apart under review
A comp pulled from a broad ZIP-code average doesn’t survive scrutiny on a specific asset. Scraped listings carry duplication and legal exposure. Neither gives an appraiser a number they can name and stand behind.
Property-level comps, sourced from PMS
Dwellsy IQ data rolls up to the individual property, sourced directly from property management systems, so the comp set behind a valuation matches the subject property’s actual submarket and unit mix.
What makes Dwellsy IQ’s data different for appraisers
Rental evidence from the systems where rents are set
Dwellsy IQ draws rental inventory from Dwellsy, the largest free rental marketplace in the US, with direct connections to 30+ property management systems where rents are set.
Data quality without pressure to maximize listings
Unlike most rental data providers, Dwellsy is free for renters and property managers. We are paid for the accuracy and usefulness of our data, not for generating leads.
Consistent property details across every comp
Data from different property management systems is organised into one consistent structure. Appraisers can compare units using the same property details, ZIP code, photos, 50+ attributes, and 250+ amenities.
Historical context for defensible valuations
The dataset spans from January 2020 through pandemic disruption, rapid rent growth, and market normalization. Appraisers can place current rents in context and support valuation assumptions across different market conditions.
Historical trend support
Valuations increasingly need to show a rent trajectory, not just a point-in-time number. With data back to January 2020, appraisers can support a valuation with historical trend context for the same property or submarket.
Fits existing workflows
Switching data sources should not require retraining a team or rebuilding a compliance-approved process. Dwellsy IQ comps fit into the comp-pulling workflow appraisers already use, whether through manual search, MCP, cloud delivery, or API.
How appraisal teams use Dwellsy IQ
Independent Appraisers
Income approach inputs
Drop unit-level final asking rents directly into an income approach calculation as a sourced, documented input.
Comps that match the subject property
Pull comps scoped to the exact submarket and unit type, not a ZIP-code average standing in for the actual asset.
A citation, not a hedge
Name a direct-to-PMS source in a valuation report instead of qualifying where a scraped or self-reported number came from.
Valuation Firms & Platforms
Comps at scale
Pull comps programmatically across a portfolio of valuations instead of running a manual search for each one.
Consistent methodology across appraisers
Give every appraiser on the team the same underlying comp source, so valuations don’t vary based on who pulled the data.
Historical trend narratives
Support a rent trajectory across a submarket or asset class using data back to January 2020.
Municipal Appraisal Districts
Jurisdiction-scoped comps
Scope data to a single MSA, county, or state, matching coverage exactly to the district’s jurisdiction.
Compliance-ready sourcing
Cite a documented, direct-sourced dataset in public valuation records without qualifying the methodology.
Consistent comps across a tax roll
Apply the same unit-level dataset across a large volume of properties, without switching sources by neighborhood or asset type.
Dwellsy is one of the most accurate and reliable data comps tools we've used. As an investor, having clean, factual, and real-time comps is a game-changer. It helps us more efficiently and effectively do our work, and we love the product.
See the data before you talk to anyone
Download our data dictionary and a sample dataset to see exactly what fields, coverage, and granularity you’d be working with.
Pull a comp set for your next valuation
Scope a sample pull to your market and asset class, and see how the comps compare against your current source.
FAQ
How does this data support the income approach?
The income approach converts a property’s rent into an indicated value. Dwellsy IQ provides unit-level PMS-sourced final asking rents, giving appraisers a documented, credible input for that calculation.
Can the comps be scoped to a specific property or submarket?
Yes. Dwellsy IQ data rolls up to the individual property, not just the ZIP code or MSA, so a comp set can be matched closely to the subject property’s actual submarket and unit type.
Will this data hold up under lender or compliance review?
Yes. Because it’s sourced directly from property management systems, never scraped, never self-reported, the methodology can be described plainly and cited by name, which is what most compliance reviews are actually asking for.
Do we have to change our existing valuation workflow to use this?
No. Dwellsy IQ comps slot into the comp-pulling step of an existing appraisal process, whether that’s manual research or an API-driven pull, without requiring a rebuild of the workflow.
Can we get historical rent data to support a trend narrative in a valuation?
Yes. Historical depth back to January 2020 allows appraisers to show a rent trajectory for a property or submarket, not just a single point-in-time comp.
Can this be scoped to a specific municipal appraisal district?
Yes. Data can be bounded to a single MSA, zip code, or state, which matters for municipal appraisal districts that need coverage matched exactly to their jurisdiction.
Does this cover commercial and residential rental properties?
Coverage spans SFR and multifamily. Clarify asset class needs when scoping a dataset or API access, since coverage depth can vary by asset type and geography.
Can we test the data on a real valuation before committing to a larger contract?
Yes. A scoped sample pull against your market and asset class is the natural first step to prove the comps hold up before any larger commitment.
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