THE DISCONNECT
Five estimates. One recommendation.
Algorithms miss R-2 zoning upside, DMAFB proximity value, and as-is condition discounts simultaneously. Strategic is what the closed comp set says when those factors price correctly.
ATTOM AVM $264,903 · Zillow $284,500 · Realtor.com $260,200 · MLS CMA $264,140 · LPR Strategic $270,000. Estimates are not appraisals. Refresh at MLS input.
What the algorithm cannot see.
VISUAL TOUR
The lot, the parcel, the schools, the neighborhood.
THE PROPERTY
Verified against Pima Assessor · APN 136-28-1370.
MATERIAL FACTS · DISCLOSED
HVAC non-functional
Original 1998 R-22 system, dead. Buyer repair or replace item. Price reflects as-is condition.
Solar PV non-operational
Panels quit producing within 6 to 12 months of installation. Installer defunct. Solar lien (Connexus / Solar Mosaic, face $25K to $35K) resolves at closing from proceeds.
Professional photography by Anthony Muse is scheduled. Photos above are walk-through previews. MLS-quality photos replace these at go-live.
WHO THIS HOME IS FOR
Single-level. No HOA. R-2 zoning. Two miles to the gate.
Every buyer type near DMAFB can own this home. VA and FHA financing both work at $270K. The R-2 zoning is the equity play a cash investor can act on immediately.
PRIMARY
Military PCS buyer via DMAFB
VA-eligible. DMAFB BAH for an E-6 covers a $270K payment at current rates. Single-level, 4 beds, 2 miles to the gate. No HOA restriction on service members with pets or vehicle collections. The R-2 zoning adds a house-hack option.
THE BROKERAGE
LONG REALTY · AGENCY 76 · TUCSON
Fifteen years here. Same brokerage, same office, same work.
I started at Long Realty in 2011 and never moved. Lopez & Lopez, REALTORS® lives inside Long Realty Tucson as Agency 76 — Tana on the broker line, me on the listing line. The receipts: tenure, joint surface (mlslisting.net + longrealty.com bios), and the co-marketing record. That is the eye I bring to your house.
THREE PATHS
Velocity, Strategic, Aggressive. Pick the trade.
Velocity
$257,900
$199.92 per sqft
Below the FHA best-as-is comp. Targets a sub-30-day close before any trustee-sale date.
RECOMMENDED
Strategic
$270,000
$209.30 per sqft
Top of the as-is range. Captures VA and FHA buyers with full DMAFB BAH coverage.
Aggressive
$279,900
$216.98 per sqft
Renovated ceiling comp ($275K fully renovated). Buyer must accept as-is condition.
Tyler's Insight · The trade
Net estimates assume: 6% commission, $2,500 title/escrow, $250 recording, 0.5% concessions, ~$204K Freedom Mortgage payoff, and solar lien settled separately. Payoff not confirmed. Marcia verifies her number.
Open the full Three Paths math →THE PATH TO SOLD
From listed to close, on a tight schedule.
DOCUMENT LIBRARY
Read each section at your own pace, in any order.
01
Phase 1 Brief
Property recap, AVM disconnect, three paths, marketing plan, and open questions for the table.
OPEN →
04
Three Paths
Velocity, Strategic, Aggressive: full nets with payoff, solar lien, and commission already in.
OPEN →
03
Comp Set
Best as-is comp 7100 E Lilac Place $265K FHA. Renovated ceiling $275K. Adjustment grid.
OPEN →
05
Marketing Plan
Intake to MLS go-live sequence. VA, FHA, investor, and downsizer buyer archetypes.
OPEN →
06
Investor Angle
R-2 ADU potential, no HOA, rental demand from DMAFB. Buy-and-hold math.
OPEN →
07
Five Promises
Verified facts, one photographer, honest math, timely close, right-fit clause.
OPEN →
02
Photo Tour
Walkthrough photos plus Google Street View and satellite. Pro photos scheduled.
OPEN →
09
Homework
Marcia and Chris: five sections to capture condition, showing access, personal property.
OPEN →
OPEN QUESTIONS FOR THE TABLE
Five things confirmed before MLS go-live.
- 01Solar lien settlement: confirm the Connexus / Solar Mosaic UCC payoff quote (Doc 20221710574, face $25K to $35K). Failure of consideration argument ready.
- 02Freedom Mortgage payoff: current payoff letter needed. ~$204K estimated. FHA loan, 3% note.
- 03Trustee sale timeline: confirm next scheduled Nestor Solutions sale date (TS 2025-14537-AZ). Close must beat it.
- 04HVAC: confirm no other HVAC besides the dead 1998 R-22 system. Any portable units or window units in use?
- 05Personal property: what conveys with the home? Window units, appliances, fixtures?
THE TEAM
Tyler authors. Tana signs.
Tyler Lopez
Chief Sales Executive · SA640773000
Long Realty Tucson, 15 years. Seller-side specialist. Text Jeff Morris with listing questions.
(520) 462-6023 · owner@mlslisting.net
Tana Lopez
Associate Broker · Long Realty Agency 76
Broker of record. Compliance review and escrow partnership.
(520) 730-4545 · broker@mlslisting.net
FIVE PROMISES
The floor for any work I take on.
Verified facts
Every number verified against Pima Assessor before pricing. APN 136-28-1370 confirmed.
One photographer
Anthony Muse shoots every LPR listing. Professional photography is scheduled.
Honest math
Every dollar on one page: list, commission, solar lien settlement, payoff, net. No surprises at close.
Timely close
Pre-foreclosure timeline drives the schedule. We close before any trustee-sale date.
Right-fit clause
If LPR is not the right fit after the walkthrough, I say so before any agreement is signed.
NEXT STEP
Questions about this listing? Text or call.
Contact Tyler →Or text Tyler at (520) 462-6023. Jeff Morris is the transaction coordinator: (520) 585-8105.
Equal Housing Opportunity. All valuations are estimates, not appraisals. Square footage, lot size, and zoning from Pima County Assessor; verify independently. Solar lien status and payoff figures are estimates; confirm in escrow. This is not tax advice.