COMPARABLE MARKET ANALYSIS · RIDGE 22 CONDOS

A true 1BR comp sets the floor. The 2BR sales set the ceiling.

Pulled from FlexMLS on June 19, 2026. Ridge 22 finally has a real 1BR comp. The poor, unrenovated #46 marks the floor. The renovated, furnished subject prices above it toward the 2BR sold ceiling. Every number on this page traces to a Pima County or MLS source.

TRUE 1BR FLOOR

$129,900

poor #46 · active · 27 days

2BR CEILING

$162,500

subdivision #50 sold

EXPECTED CLOSE

$150,000

realistic landing zone

LIST

$159,900

chase a cash offer

SECTION 01 · THE ANCHOR · SAME-BUILDING 2BR CEILING

7668 E 22nd Street APT 75

The anchor is the same-building 2BR ceiling. Same building. Same year built. Same construction. It sold at $159,000. A renovated, furnished 1BR can credibly reach toward this number, and the new true 1BR comp sets the floor underneath it.

ANCHOR · MLS 22518133

CLOSED PRICE

$159,000

$189.29/SQFT · LIST WAS $167,000

SQFT

840

BED · BATH

2 · 2

YEAR BUILT

1990

DOM

192

CLOSED

2026-02-18

HOW SOLD

Conventional

Same building. Same year built. Same construction. This is the 2BR ceiling a renovated, furnished 1BR can reach for.

SECTION 02 · THE COMP SET

Subdivision = Ridge 22 Condos · all statuses · Pima County.

2026-06-19 13:13 via FlexMLS by Tyler Lopez. One active 1BR. Four closed 2BR sales. One 2BR that went temp-off-market. The active 1BR row is the true floor; the closed 2BR rows mark the ceiling the renovated, furnished subject reaches for.

STATUS	ADDRESS	BD	SQFT	YB	LIST	SOLD	$/SQFT	DOM	DATE	MLS
ACTIVETRUE 1BR	7666 E 22nd Street APT 46	1	576	1990	$129,900	·	$225.52	27	active now	22613255
CLOSED	7666 E 22nd Street #50	2	840	1990	$164,500	$162,500	$193.45	63	2026-03-25	22531467
CLOSEDANCHOR	7668 E 22nd Street APT 75	2	840	1990	$167,000	$159,000	$189.29	192	2026-02-18	22518133
CLOSED	7664 E 22nd Street Unit 1	2	840	1983	$152,000	$152,000	$180.95	188	2026-04-29	22524875
CLOSED	7664 E 22nd Street #15	2	840	1983	$140,000	$135,000	$160.71	16	2025-04-10	22506525
TEMP-OFF	7668 E 22nd St 90	2	840	1990	$150,000	·	$178.57	3	2026-06-04	22613907

READING THE TABLE

The active #46 is the same 1BR/576 sqft floor plan as the subject: poor, unrenovated, and sitting 27 days at $129,900. That is the floor. The closed rows are 2BR/840 sqft and sold up to $162,500. The subject prices in the gap between them. The next section walks the math.

SECTION 03 · THE TRUE 1BR FLOOR · MATH ON THE PAGE

Three steps from the $129,900 1BR floor to the $159,900 list.

Pricing math should be visible, not hidden inside an agent's instinct. Here is how the new true 1BR comp sets the floor and the 2BR sales set the ceiling. Every number is on the page. Every formula is on the page. If a step is wrong, the wrong step is the one to fix.

STEP ONE

Start from the true 1BR comp, not a guess

7666 E 22nd Street APT 46 · $129,900 · $225.52/sqft

= $129,900 floor

Ridge 22 finally has a real 1BR comp. 7666 E 22nd Street APT 46 is the same 576 sqft floor plan as the subject, active at $129,900 and sitting 27 days. It is unrenovated, unfurnished, and showing poorly. That is the floor the renovated, furnished subject prices above. The old 0.74 1BR-vs-2BR adjuster off the 2BR anchor was a stand-in we no longer need now that a true 1BR trades on the open market.

STEP TWO

Add the renovation and furnished premiums

$129,900 + $40K to $55K reno + furnished

= into 2BR territory

The poor #46 has none of what the subject has. Comprehensive 2024 remodel verified in person on 5/1/2026: kitchen, flooring, bath, lighting. Furniture conveys turn-key on a separate bill of sale. Those two levers carry a 1BR off the $129,900 floor and up into the 2BR sold range. We price into the gap the verified data creates, not the gap an AVM imagines.

STEP THREE

Reach toward the 2BR sold ceiling

2BR sold $159,000 same-building to $162,500 subdivision

= List $159,900

The 2 bedrooms in the complex sold at $159,000 same-building (#75) and $162,500 subdivision (#50). A renovated, furnished 1BR can credibly reach that ceiling. List $159,900 to chase a cash offer. Expected close lands near $150,000, between the CoreLogic value and the 2BR ceiling.

WHERE THE LIST LANDS · WHERE THE CLOSE LANDS

Floor: $129,900, the poor active 1BR. Ceiling: $159,000 to $162,500, the 2BR sold range. List: $159,900 to chase a cash offer, Tyler's call after Tara committed to sell and asked to list higher. Expected close: $150,000, the realistic landing zone between the CoreLogic value and the 2BR ceiling. Walk-away floor: $140,000.

SECTION 04 · THE TEMP-OFF READ · #90 AT $150K

A 2BR at $150K pulled back after 3 days. There is no $170K pending.

7668 E 22nd St 90 listed at $150,000 (840 sqft 2BR/2BA · MLS 22613907) and went temp-off-market after 3 days on 2026-06-04. No $170K pending exists in Ridge 22 today; the nearest high mark is the same-building 2BR #75 that listed at $167,000 and sold at $159,000. This is the live-market transparency that earns trust before pricing ships.

LIST PRICE

$150,000

$/SQFT

$178.57

DAYS ON MARKET

TEMP-OFF

2026-06-04

A 2BR at $150,000 pulled back after 3 days. The closed 2BR sales still ran up to $162,500. List $159,900 to chase a cash offer; expected close near $150,000.

LIVE MARKET · NO $170K PENDING

SECTION 05 · AVM RECONCILIATION

The list sits above the AVMs because the AVMs cannot see the renovation.

Two valuation engines, one chart. Zillow centers at $108,400; Long Realty's RVM centers at $138,500. The list at $159,900 sits above both because neither AVM fully sees the 2024 renovation or the furniture. The 2BR sold range ($159,000 to $162,500) is the ceiling the chase-cash list reaches for.

The list $159,900 sits above the Zillow and RVM centers. Both AVMs read low because both are missing the renovation and the furniture. The true 1BR floor ($129,900) and the 2BR sold ceiling ($162,500) are the real brackets. Expected close lands near $150,000.

SECTION 06 · COMP FILTER METHODOLOGY

What we pulled, what we excluded, why.

Filter discipline is the difference between a comp set that supports a price and a comp set that gives a price something to hide behind. We pull tight on the geography because the same-building anchor is the strongest signal Tucson east-side condo pricing produces.

FILTER

Subdivision = Ridge 22 Condos · all statuses · Pima County

2026-06-19 13:13 via FlexMLS by Tyler Lopez

INCLUDED

Every Ridge 22 record on FlexMLS in the trailing window: the active 1BR, the closed 2BR sales, and the 2BR that went temp-off-market. You see what is for sale, what buyers said yes to, and what pulled back.

6 records · 1 active 1BR · 4 closed · 1 temp-off

EXCLUDED

No comps from outside the Ridge 22 boundary. East-side 1990s condo stock is heterogeneous: floor plans, HOA structures, and parking allocations vary. Pulling from "similar nearby complexes" introduces noise the same-building anchor eliminates.

Subdivision discipline beats sample size at this price point

WHERE THE DATA LANDS

The true 1BR comp sets the floor. The 2BR sales set the ceiling. The list reaches for cash.

List $159,900 is Tyler's call after Tara committed to sell and asked to list higher. The poor active #46 at $129,900 marks the 1BR floor; the renovation premium and the furnished investor premium carry the subject up toward the $162,500 2BR ceiling. Expected close lands near $150,000. Full math on /paths.

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Tyler Lopez · (520) 462-6023 · owner@mlslisting.net