How to Use MLS Data + AI to Create Game-Changing CMA Reports for Stale Listings
- Jerad Larkin
- Jun 22
- 6 min read
Is your listing just sitting on the market? Frustrated with sellers who won't budge on price? This post is for you.
If you're a real estate agent trying to navigate a difficult pricing conversation with a seller, you already know how crucial a strong CMA (Comparative Market Analysis) is. But what if I told you there's a faster, more effective way to create visually stunning, data-backed CMA reports in just minutes — all using tools you already have access to?
In this blog post, I’m walking you through exactly how to leverage your MLS data, ChatGPT, and a free tool called Gamma.app to create pricing conversations that lead to action — not arguments. This is the same system I teach in my live classes for real estate professionals across Denver and beyond.
🎥 [If you haven’t watched the video yet, scroll up and press play — it’ll show you everything visually.]
Why This CMA Strategy Matters Right Now
The market is shifting. Many agents are seeing listings linger. Sellers are still hoping for last year’s prices, but buyers are increasingly price-sensitive.
This means your ability to have a clear, strategic, data-driven pricing conversation is more important than ever.
But pulling comps and printing off a few PDF sheets just doesn’t cut it anymore. We need insights, visuals, and speed.
Tools You’ll Need
Here’s the three-part tech stack I use:
✅ Your MLS (I use REColorado, but this works with any system)
✅ ChatGPT (the free version works, but GPT-4 is ideal)
✅ Gamma.app (free or paid versions both work great)
✅ AI Prompt (click below)
Let’s break it down.
Step 1: Start With the Problem — The Listing That Won’t Sell
This all starts with one simple trigger: you have a listing that’s been on the market too long.
Maybe it’s getting showings but no offers. Maybe the feedback has been vague, or the sellers just think “the right buyer hasn’t come along yet.”
It’s time to go back to the data and reframe the conversation.
Step 2: Pull the Right Comps From the MLS
Log into your MLS and follow these guidelines:
Residential SearchUse the standard residential search field. Plug in the address of the subject property.
Set Your Parameters:
Status: Closed
Timeframe: Last 30–60 days
Radius: 1 mile (or less if there are enough sales)
The goal here is to get a pool of recent, relevant sales near your listing. We’re not filtering for beds/baths/size just yet — that comes later with AI. The fewer manual filters you apply, the more flexible and accurate your AI report will be.
Export the Data:
In REColorado, choose the “Appraiser Export” format.
If that’s not available in your MLS, use “Full Export” or create a custom export with all fields, including broker remarks.
Save this as a CSV or Excel file titled something like: 1-Mile-Radius-Sales.csv.
Step 3: Download the Subject Property Report
You’ll also need a full PDF export of your subject property. In most MLS systems, you can:
Click into the listing details
Choose Print or Export
Select Full Property View or All Tabs
Save as PDF (this should include all details, property history, and photos)
Name this file something like: 7413-South-Tamarack-Full.pdf
Step 4: Use AI to Analyze the Data
Here’s where the magic happens.
Paste the Prompt into ChatGPT
I’ve written an AI prompt specifically designed for real estate agents handling pricing conversations with sellers of stagnant listings.
Here’s the exact prompt I use:
I’m preparing for a conversation with my sellers about this property and need a single, standout market insight that will impress the seller. The subject property in the MLS sheet is attached. This insight should be data driven, nuanced, and directly relevant to the property’s unique characteristics and current market conditions. Importantly, the insight must be drawn exclusively from the provided MLS data, without fabricating or making up any statistics. Highlight an unexpected trend or value that impacts the home’s sale price or market positioning, making the seller think, “This agent truly understands how to maximize my property’s value.” Are we overpriced? What can we do to get this property under contract?
Upload the Files
In ChatGPT (if you're using the Pro version), drag in:
The CSV or Excel file of surrounding comps
The PDF of the subject property
ChatGPT will analyze both files and respond with a clear insight like:
“Buyers are favoring turnkey homes with modern updates in this neighborhood, even when those homes are smaller in size. The subject property may be perceived as dated, and similar homes with fresh finishes have sold in under 10 days — often above list price.”
That’s the kind of insight that can shift a seller’s mindset.
Step 5: Visualize the CMA With Gamma.app
Now we take that text-based insight and turn it into a client-ready, professional presentation.
What is Gamma.app?
Gamma is a free online tool that turns your text (and optional visuals) into beautiful presentations, PDFs, or web pages — all with the help of AI.
How to Use It:
Go to Gamma.app
Click “Create New” > Paste in Text
Paste in the AI’s response from ChatGPT
Choose your format:
Presentation
PDF
Social media infographic (optional)
Select a professional style and let Gamma generate the report
Export it as a PDF or share via link
Why This Matters:
Your CMA now looks like a modern, designed report, not just a spreadsheet or MLS printout. And because the insights are specific to your seller’s home and the current market — it has credibility.
Real Examples From My Video
In my video, I showed how this exact method delivered insights like:
Modern vs. dated finishes: Buyers are willing to pay more for less square footage if the home feels move-in ready.
Time on market comparison: Homes nearby with similar specs sold in under 10 days — this one has been active for 45+.
Positioning strategy: Suggesting a price adjustment to fall within the sweet spot of $749,000–$755,000 based on buyer activity.
These are actual scripts you can use in your listing appointments or update calls.
Optional Step: Edit and Customize the Report
Once Gamma.app builds your visual report, you can go one step further:
Add your headshot, logo, or brand colors (with the paid plan)
Swap AI-generated photos with actual photos of the property
Edit text for tone or local nuances
You’re now creating agency-level presentations in minutes.
Why This Works So Well for Agents
Let’s be honest: sellers are getting savvier. They don’t just want your opinion — they want proof.
This method provides:
✅ Clear, recent MLS data
✅ Visuals that look professional
✅ A structure for conversations that build trust
✅ An edge over agents doing it the “old-school” way
Whether you're an agent with one listing or a team leader looking to scale your presentations — this system works.
FAQs: Real Estate Agents Ask Me…
Q: Do I need to pay for ChatGPT or Gamma?
ChatGPT: You can use the free version, but the Pro version allows for file uploads and gives better responses.
Gamma.app: The free version is powerful, but you can unlock branding tools with the paid plan.
Q: Will this work in my MLS?
Yes — just make sure you can export sold listings (CSV) and print subject property PDFs. If your MLS is tricky, DM me and I’ll help you set up a custom export.
Q: What if I don’t agree with the AI’s pricing suggestion?
Perfect! You’re the expert. Use the AI report as a conversation starter, not a replacement for your expertise. If you disagree with a valuation or insight, just adjust the language. AI gets you 95% of the way.
Want the AI Prompt & Tools I Use?
If you'd like the exact ChatGPT prompt and templates I use for this CMA strategy, visit:
Or email me directly at:📩 Info@MileHighTitleGuy.com
DOWNLOAD HERE:
Final Thoughts: Use This to Stand Out
If you’re reading this, you’re not the average agent. You’re someone who cares about delivering value and results.
This CMA strategy doesn’t just help you sell homes — it helps you build trust, increase referrals, and win more listings.
So try it on your next stale listing. Show the seller the data. Present it beautifully. Let the insights drive the discussion — not emotion or guesswork.
And if you're in Colorado, I’d love to help you in person. I teach live workshops and host events for agents like you. Come join the community.
Questions? Contact:
📩 Jerad Larkin
Chicago Title Colorado
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