Five estimates. One recommendation.

RECAP

1970s ranch, 1972. Single-level. R-2 zoning. Two miles to DMAFB.

7800 E Joshua Place sits in the Olive Grove subdivision of Southeast Tucson. 1,290 sf of single-level living, 4 beds, 2 baths, 1-car garage, 0.20 acre lot. No HOA. R-2 zoning qualifies for an ADU or duplex under Arizona’s Jan 2026 zoning reform.

85730 market, Feb 2026: median sale $284K, avg $205 per sqft, avg 46 to 63 days DOM, 97 to 99% sold-to-list, about 3.0 months supply. Property is in pre-foreclosure (Notice of Trustee Sale, TS 2025-14537-AZ). The goal is a clean equity sale that closes before any trustee-sale date.

CONDITION DISCLOSURES

Two material facts, both 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 installed before current occupancy. Quit producing within 6 to 12 months. Installer defunct. Solar lien (Connexus / Solar Mosaic UCC, Doc 20221710574, face $25K to $35K) resolves at closing from proceeds. Settlement argument: failure of consideration.

Neither fact is hidden. Both are disclosed in the listing remarks and disclosed to all buyers before offer.

THE DISCONNECT

$260K to $285K algorithms. $270K is where the comps land.

ATTOM: $264,903. Zillow: $284,500. Realtor.com: $260,200. MLS CMA: $264,140. LPR Strategic: $270,000.

The algorithms miss R-2 upside and DMAFB proximity. They also do not apply a consistent as-is discount for the HVAC condition. Strategic is the top of the as-is closed comp range, not the renovated ceiling. See the chart on the index.

THREE PATHS

$257,900 · $270,000 · $279,900.

• Velocity $257,900 · Sub-30-day close before trustee-sale date. Net est. $33,950.
• Strategic $270,000 · recommended · Top of as-is comp range. VA and FHA ready. Net est. $45,700.
• Aggressive $279,900 · Renovated ceiling. Buyer must accept as-is. Net est. $54,625.

All nets assume ~$204K Freedom payoff and solar lien settlement from proceeds. Marcia confirms the payoff number. Full math at /paths.

MARKETING

Live on MLS. Showings open. Photo gallery shortly.

• Photography: Anthony Muse. Full pro gallery dropping shortly to replace placeholders. Hub live now.
• Distribution: MLS + Long Realty Smart Move + Zillow / Realtor.com / Redfin.
• Targeting: VA (DMAFB), FHA first-time, investor (ADU), SE Tucson downsizer.
• ShowingTime: active at MLS go-live.

Full plan at /marketing.

THE TEAM

Tyler authors. Tana signs. Anthony shoots. Jeff coordinates.

• Tyler Lopez: Chief Sales Executive. (520) 462-6023. owner@mlslisting.net.
• Tana Lopez: Associate Broker, Long Realty Agency 76. (520) 730-4545.
• Jeff Morris: Transaction Coordinator. (520) 585-8105. jm@mlslisting.net. Text Jeff with all listing questions.
• Anthony Muse: Photographer of record. Shoot scheduled.
• Escrow / Title: Fidelity National Title, Kristen Rutkowski. (520) 837-0179.

OPEN QUESTIONS

Five things confirmed before MLS go-live.

1. Solar lien payoff quote: Connexus / Solar Mosaic (Doc 20221710574). Face ~$25K to $35K. Failure of consideration argument ready.
2. Freedom Mortgage payoff letter. ~$204K estimated. FHA loan at 3%.
3. Trustee-sale date confirmation from Nestor Solutions (TS 2025-14537-AZ). Close must beat it.
4. Personal property: what conveys. Any portable A/C units, appliances, fixtures?
5. Photo-day access and timing with Chris.

NEXT STEP

Forty-five minutes. No pressure to list.