SECTION 01 · THE DECISION TREE
One list. One realistic close. One floor.
The fresh CMA gave the first true 1BR comp: a poor, unrenovated unit sitting at $129,900. Your renovated, furnished unit prices well above it and reaches toward the 2BR sold ceiling. List at $159,900 to chase a cash offer, expect to settle near $150,000, and hold a walk-away floor near $140,000.
SECTION 03 · TIER 02 · EXPECTED CLOSE
$150,000 · the realistic landing.
Where most offers settle once the renovated, furnished story is in front of the right buyer. It sits between the CoreLogic value ($142,800) and the 2BR sold ceiling ($159,000 same-building, $162,500 subdivision). List at $159,900, read showing and agent feedback honestly at 7 and 14 days, and settle here.
- ★Walk-away floor near $140,000, net about $42,800 at 6%.
- ★Still above the unrenovated active 1BR and the midpoint of the CoreLogic value.
- ★We only get here if 7 and 14 day feedback runs cold. Reduce on real signal, not on hope.
- Gross sale price
- $150,000
- Commission · 6% default (3 listing + 3 cooperative)
- − $9,000
- Closing costs · 1.5%
- − $2,250
- Mortgage payoff · estimated
- − $86,000
- HOA transfer fee
- − $200
- Misc closing
- − $500
- NET AT 6%
- ~$52,050
- NET AT 5% · TYLER/JEFF INTERNAL
- ~$53,550
SECTION 05 · NET-TO-SELLER COMPARISON
Every line item. List and expected. Side by side.
Same assumptions across both columns: 6% commission (3% listing + 3% buyer agent), which drops to 5% if Tyler/Jeff sell internally. 1.5% closing costs. About $86,000 mortgage payoff (Desert Financial, verify with the statement). $200 HOA transfer. $500 misc closing.
| Line item | List ★ $159,900 | Expected Close $150,000 |
|---|---|---|
| Gross sale price | $159,900 | $150,000 |
| Commission · 6% (3 + 3) | − $9,594 | − $9,000 |
| Closing costs · 1.5% | − $2,399 | − $2,250 |
| Mortgage payoff · estimated | − $86,000 | − $86,000 |
| HOA transfer fee | − $200 | − $200 |
| Misc closing | − $500 | − $500 |
| Net at 6% | ~$61,208 | ~$52,050 |
| Net at 5% · Tyler/Jeff internal | ~$62,807 | ~$53,550 |
Mortgage payoff is an estimate. Desert Financial Credit Union refi recorded 2024-05-24 at $88,800. About 25 months in, the amortized balance is near $86,800, up to the full $88,800 if interest-only or a HELOC. Verify with the lender payoff statement; it moves net by several thousand.
SECTION 07 · CONTRACTOR PRIVATE-SALE COMPARISON
Cash, fast, no commission. How does the net actually compare?
The contractor offer is the only competing path. It is real, and it stays parallel. The math below is the only honest way to evaluate it: not the headline number, but the same-net comparison after every line item is paid.
Cash investor and contractor offers in this complex typically land at 78 to 85% of the list, with no commission and minimal closing costs. The headline number looks attractive. Net to you is the only one that matters.
Listing at $159,900 does not kill the contractor option. It competitively prices it. The contractor either writes a number against the open market, which usually pushes their offer up, or steps aside. Run the contractor offer side by side with the list before signing anything.