We really can't call this a "comp!"
What is a "comp?" Essentially, it's the similarities that help determine a property's worth.
Style, age, construction, condition, location, amenities and upgrades all come into play.
Unique properties are more difficult to assess.
Comparables paint a realistic picture. No agent is licensed to pick a number from a hat. All data needs to be substantiated for it to be valid.
In every neighborhood, nuances are important. North of the highway may not be the same community as south, waterfront properties differ from non-waterfront and a description that reads,
"Flood Damaged Home. Some Hazards May Exist. Cash Or 203K Only. Great Investor Or Contractor Home!!! Sold As Is!"
is not an accurate description of the house I've listed so please don't send me this house or others like it and call it a "comp."
I know you're struggling to show proof that your offer is acceptable, although we both know it's very low. However, sending me something that isn't remotely similar will not help.
You haven't convinced me or my homeowners. They are "motivated" as we say in industry parlance but have not yet reached a state of desperation.
So I've sent you better comps. Please review them and take them under consideration when you counter offer.
I hope for a successful transaction. Your clients are lovely and would fit seamlessly into this comfortable, tight-knit neighborhood.