A subject property has 2,800 square feet, 4 bedrooms, 3 baths, a 20,000 square foot lot, brick exterior, and is in “good” condition. The proposed sale price is $185,000. 

A comparable property sold for $175,000 three months ago. It has 3 bedrooms, 3.5 baths, 2,500 square feet, a 25,000 square foot lot, frame exterior, and is in “excellent” condition.  

      The following adjustments are applicable:

         House size: $50 per square foot;

         Lot size: $1.25 per square foot;

         Bedrooms: $4,000 each;

         Half bathroom: $750 each;

         Brick exterior: $4,500 more than a frame exterior;

         Excellent condition: $3,000 more than “good” condition.

Using this information, what is the indicated value of the subject property using the sales comparison approach?