04 · THREE PATHS
Velocity. Strategic. Aggressive.
One number hides the trade-offs. Three numbers expose them.
All three nets below assume approximately $204,000 Freedom Mortgage payoff and solar lien settled separately from proceeds. Marcia confirms the payoff number in escrow. Solar lien face value $25,000 to $35,000 (Connexus / Solar Mosaic, Doc 20221710574).
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. Less net, more certainty.
| List price | $257,900 |
| Commission (6%) | ($15,474) |
| Title and escrow | ($2,500) |
| Transfer and recording | ($250) |
| Seller concessions (0.5%) | ($1,290) |
| Mortgage payoff (est.) | ($204,000) |
| Net to seller (est.) | $33,986 |
Solar lien settlement ($25K to $35K) reduces net further. Confirm payoff before pricing.
RECOMMENDED
Strategic
$270,000
$209.30 per sqft
Top of the as-is closed comp range. VA and FHA buyers qualify at this price. Captures the DMAFB proximity premium.
| List price | $270,000 |
| Commission (6%) | ($16,200) |
| Title and escrow | ($2,500) |
| Transfer and recording | ($250) |
| Seller concessions (0.5%) | ($1,350) |
| Mortgage payoff (est.) | ($204,000) |
| Net to seller (est.) | $45,700 |
Solar lien settlement ($25K to $35K) reduces net further. Confirm payoff before pricing.
Aggressive
$279,900
$216.98 per sqft
Renovated ceiling comp. Buyer must accept as-is condition. Risk: higher-priced buyers expect working HVAC.
| List price | $279,900 |
| Commission (6%) | ($16,794) |
| Title and escrow | ($2,500) |
| Transfer and recording | ($250) |
| Seller concessions (0.5%) | ($1,400) |
| Mortgage payoff (est.) | ($204,000) |
| Net to seller (est.) | $54,956 |
Solar lien settlement ($25K to $35K) reduces net further. Confirm payoff before pricing.
Why Strategic.
The pre-foreclosure clock is real. Speed matters more than ceiling on this listing. Strategic sits at the top of the as-is comp range: 7100 E Lilac Place sold $265K in 22 days with FHA financing (best comparable). Strategic at $270K invites VA buyers whose BAH at DMAFB covers the payment fully. Aggressive asks for more than the renovated ceiling, which is a hard sell on a home with dead HVAC.
The tier Tyler would argue against: Aggressive. A buyer who can afford $280K expects a working HVAC system. The mismatch adds days and risks a buyer backing out after inspection.
Investor hold path.
| Path | Annual NET (est.) | Notes |
|---|---|---|
| Sale at Strategic | $45,700 once | Closes pre-foreclosure |
| Long-term rental | $18,000 to $21,600 | $1,500 to $1,800 per mo near DMAFB |
| ADU added (R-2) | $30,000 to $38,400 | Two units, both rented post-build |
Full investor math at /investor.
04b · YOUR SCENARIO
Play with the numbers. The math moves with you.
Move any lever — list price, commission, concessions, time on market, hold-and-rent mode. Your net updates as you drag. We never save anything off your device.
Anchored to the Strategic tier.
Default 6%. Listing-side 2.75 + buyer-side 2.75.
Inspection credits, rate buy-down, repair allowance.
Informational. Affects price you accept, not the line items.
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