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Apartment prestige is based off of many things like the year the building has, the facilities around it, your room scores, etc. Which means just because your rooms are 100+ prestige scores this can lowered by the other played in factors
I apologize for the late response! I had been out sick yesterday!
If you hold "alt" and then click the room floor/room name on the floor it should open up a room context UI panel that will kind of indicate what you can use, but all items in the game have prestige values, some more than others and will add to the score even if it's not visibly shown. Example: one item may be added but your score doesn't go up. This can be because it adds value, but it's not enough to change the score and you may need to add more items in addition to that to see a change in score.
The prospective tenants walk around to (seemingly) random items and assess them. If the items they walk to are expensive, they will like your apartment (seems that three "heart eyes" without anything else makes them go to "exceptional"). However, if they happen to see something cheap, it will lower their assessment, and thus how much they are willing to pay.
So, it's not just about overall prestige, but the "prestige" (price) of each item they may happen to look at.
But with prestige itself, it's just the items and room sizes. So people don't get the confused with each other and the change of topic a bit