Reading a comp without fooling yourself

Three houses on the same street can justify three different prices. The skill is knowing which one is telling the truth.

Reading a comparable honestly

Adjust for condition before you adjust for anything else. A renovated kitchen and a twenty-year-old one are not the same house, and square footage will not tell you which you are looking at.

Then check what actually closed, not what was asked. Asking prices are opinions; closed prices are evidence, and the gap between the two is the most useful number on the page.