SECTION 02 · THE AVM DISCONNECT
Three valuation engines. A $30,100 spread, from $108,400 up to $142,800.
Zillow centers at $108,400. Long Realty's RVM centers at $138,500. CoreLogic centers at $142,800. The gap is real and it is explainable. The list at $159,900 sits above the true 1BR floor and reaches toward the 2BR sold ceiling. The price that chases a cash offer on a renovated, furnished unit.
Zillow $108,400LR RVM $138,500Spread $30,100Anchor #75 $159,000
WHY THE GAP
Zillow weights public-record sqft and ignores the 2024 reno entirely. RVM weights subdivision comps but trips on the 1BR-vs-2BR mix. CoreLogic reads closest and scores the property Very High to sell, its top range landing right at the list.
WHAT THEY MISS
No engine has full visibility into the 2024 renovation, the furnished-investor premium, or the same-building 2BR anchor close at $159,000 in February.
WHERE THE LIST LANDS
Historical math: anchor $189.29/sqft × 0.74 1BR adjuster × 576 sqft = $80,673 baseline, plus reno and furnished premium toward a ~$130K read. A true 1BR comp now confirms the floor: #46 active at $129,900, poor and sitting. The renovated, furnished subject prices above it. The recommendation is to list at $159,900 and chase a cash offer.
I trust the same-building close at $159K more than I trust any AVM. I'm good with whatever you'd like, it's rare to see something like it available and it's nice enough that we might chase cash offers I'm hoping. List at $159,900.Tyler · 2026-06-19
SECTION 04 · THE MARKETING SPINE
One photographer. Four audiences. Thirty-day window.
The plan is small on purpose. Anthony Muse shoots once. The listing speaks to four distinct buyer pools at once: investor, first-time, snowbird single, and the contractor pool that already wants the unit. No paid social. No bulk-mailer waste.
ONE PHOTOGRAPHER
Anthony Muse
The same media partner Tyler uses on every listing. Architectural-quality stills + drone where the lot allows. Booked the moment the listing agreement is signed; never a placeholder shoot.
FOUR AUDIENCES
- 01Investor pool · 1BR turn-key STR-eligible (DMAFB transient + U of A students/staff)
- 02First-time buyer · sub-$130K entry into Tucson east-side · bus line + bike trail
- 03Snowbird singles · low-maintenance · HOA-included utilities · pools/spas
- 04Contractor / flipper · already in dialogue with Tara · listing-side gives a competitive bid path
30-DAY WINDOW
Open-house pair
Saturday + Sunday afternoon. Postcards to the 200-unit complex and two surrounding blocks. Re-evaluate at day 21 if 8+ showings produce zero offers.
COMMISSION
6%
3% listing + 3% buyer agent
Disclosed up front. Folded into the net-to-seller math on every path.
SECTION 06 · FIVE QUESTIONS FOR THE TABLE
Pricing is preliminary until each one is answered.
These five lock at the walkthrough. The numbers in this brief refine the moment we have answers.
Q01
What is the verified Desert Financial mortgage payoff?
WHY THIS MATTERS
Drives the bottom of the net-to-seller math. Estimated ~$86K; we want the lender statement.
Q02
Which renovation line items were capital improvements vs. repairs?
WHY THIS MATTERS
Drives the renovation premium baked into the list price. Capital improvements = pricing leverage; repairs = expected upkeep.
Q03
Ridge 22 resale/transfer packet and CC&Rs.
WHY THIS MATTERS
Dues confirmed at $235/mo (water and trash included). Pulling the packet to confirm reserves and any special assessment.
Q04
Furniture conveyance: full-price-only, or itemized on every offer?
WHY THIS MATTERS
Frames the investor pitch. The 2019 listing offered furnished at full-price-only.
Q05
What is your hard net floor against the list recommendation?
WHY THIS MATTERS
Resets against the $159,900 list and the $140,000 walk-away floor. If your floor sits above ~$61,207 net we adjust the path before any sign goes up.
THE RECOMMENDATION
List at $159,900. Chase a cash offer.
“I'm good with whatever you'd like, it's rare to see something like it available and it's nice enough that we might chase cash offers I'm hoping.”
At a $150,000 expected close it nets ~$52,050 at 6% commission. Tara committed to sell on 2026-06-22 and asked to list higher. A true 1BR comp, #46 active at $129,900, sets the floor; the renovated, furnished unit prices above it toward the 2BR ceiling. Walk-away floor near $140,000. Furniture conveys turn-key.
Right-fit clause stays on every page of the agreement. You are not locked in by signing.
Tyler Lopez · (520) 462-6023 · owner@mlslisting.net