Owners count the missed rent. That is the visible number. The rest of the cost sits around it: utilities that stay on, the lawn that still needs cutting, the days a good applicant looked and went elsewhere because the price was set for last spring.
Price against the house you have
Not against the house you wish you had, and not against a listing two neighborhoods over. A unit that sits is telling you something. The useful response is to listen early, not to wait three more weeks for the market to come around.
Showing it as if someone lives there
Lights on, lawn done, the smell of paint gone. Applicants decide in the first minutes. A vacant house that looks abandoned will be treated as one.
The calendar, not the listing photo
Days empty compound. A slightly lower rent that puts a good resident in next week is often the cheaper year. We will say so when we think it, even when it is not the number you hoped to hear.