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03 · COMP SET

Anchor. Filter. Adjustment grid.

85730 closed comps, 1,000 to 1,400 sf, 1970 to 1980 built, within 6 months.

ANCHOR COMP

Best as-is closed comparable: 7100 E Lilac Place.

MLS

CF-A

Sold

$265,000

Per sqft

$198.80

SqFt

1,333

DOM

22

Built

1972

Lot

0.19 ac

FHA financing confirmed. Similar era ranch, comparable lot. Sold 22 days. This is the best as-is ceiling before the HVAC discount and solar lien.

CLOSED COMPS

Closed comparables, 85730, past 6 months.

AddressSold$/sfSqFtDOMYr BuiltNotes
4749 S Goldenrod Way$275,000$214.681,2811819744BD/2BA, similar ranch
7231 E Pomegranate Street$285,000$220.761,2913119754BD/2BA, updated kitchen
4574 S Primrose Way$257,900$202.121,276551972As-is condition, longer DOM
7149 E Freestone Avenue$269,500$261.651,030141970Smaller sf, VA financing

ACTIVE LISTINGS

Active competition for this buyer pool.

AddressList$/sfSqFtDOMNotes
7575 E Apple Tree Drive$275,000$267.001,03012Full renovation, smaller sf

7575 E Apple Tree Drive at $275K is a fully renovated comp, smaller sqft. It defines the renovated ceiling. Subject is priced $5K below that ceiling as-is.

MARKET SCATTER

$/sqft vs size, 85730 entry-level.

Foothills comp scatter — price per square foot versus square footageTen Foothills comps plotted. Subject property 7871 East Cloud Road at four thousand two hundred and six square feet and three hundred thirty-eight dollars per square foot sits inside the median closed range and well below the active competition median.closed median $205/sqft1.0k sqft1.1k sqft1.3k sqft1.4k sqft1.5k sqft$175/sf$200/sf$225/sf$250/sf$275/sfSquare feetPrice per square foot7871 E Cloud · $209/sqftClosedActiveSubjectbubble size · days on market
7871 sits dead-center of the closed comp cluster at $339/sqft, well under the active competition median of $384/sqft. The cautionary tale is the active at 209 DOM that priced into the ceiling. Closed median anchors the floor. Source: Tucson MLS closed and active comparables, Foothills 85750 (May 2026).

ADJUSTMENT GRID

From comp to subject: where the dollars go.

Comp adjustment heatmap
Each row is a comparable property. Each column is a dollar adjustment for square footage, lot size, age, pool, solar, guest house, and six-car parking. Bronze cells add value to the comp to make it match the subject. Dark cells subtract. The right-most column is the net adjusted comp value.
CompSqFtLotAgeconditionzoningNet adj
7100 E Lilac Place+8k——-5k+2k$270,000
4749 S Goldenrod Way+2k—+2k-8k+2k$273,000
7231 E Pomegranate Street—-1k-3k-12k+2k$271,000
Median net adjustedsix-comp median →$271,000
Every comp adjusted like-for-like. The smaller older homes get the biggest upward adjustments. The 2002+ Sabino Mountain comps get adjusted down for age and lot. Net adjusted median lands at $1.43M, inside one percent of the Strategic recommendation. Source: Tucson MLS comparable sales with the LPR adjustment grid.

Adjustments account for sqft difference, lot size, age, and as-is HVAC condition. Solar lien is not a price adjustment; it resolves at closing from proceeds.

COMPS SUMMARY · 85730 · FEB 2026

$204.76

Median closed $/sf

$284K

Median sale price

46 to 63

Avg days on market

97 to 99%

Sold-to-list ratio

~3.0 mo

Months supply

2.9% YoY

Down

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