Let’s be honest, you can obtain an appraisal to meet almost any purpose, if you try hard enough. So the seller goes to an appraiser and says “so what’s my property worth” and the appraiser knows that the owner wants as high a price as possible, so he pushes reality and also typically does not even know how to do a mobile home park appraisal (and caps the home income). The appraisal comes in incredibly high and the seller waives it around as though it’s the gospel truth. But, in reality, its meaningless. All that really matters is what the buyer will pay, and the buyer’s lender will loan. Some of these sellers already know that the true price is far lower than their asking price, and they cave quickly. Others have an open mind and cave slowly. And still others are stubbornly ignorant and will never cave on their price, and it will remain unsold for the balance of their lifetime. You don’t know kind of seller you’ve got until you make you offer.
But never, ever go by the seller’s appraisal of value as your measuring tool.