04 · THREE PATHS
Velocity. Strategic. Aggressive.
One number hides the trade-offs. Three numbers expose them.
Velocity
$1,295,000
$307.89 / sqft
Below closed median. Two-to-three offers the first weekend.
| List price | $1,295,000 |
| Commission (6%) | ($77,700) |
| Title & escrow | ($4,500) |
| Transfer & recording | ($250) |
| Seller concessions (0.5%) | ($6,475) |
| Mortgage payoff | ($250,000) |
| Net to seller | $956,075 |
RECOMMENDED
Strategic
$1,425,000
$338.81 / sqft
Closed median plus amenity premium. Tracks the anchor adjustment.
| List price | $1,425,000 |
| Commission (6%) | ($85,500) |
| Title & escrow | ($4,500) |
| Transfer & recording | ($250) |
| Seller concessions (0.5%) | ($7,125) |
| Mortgage payoff | ($250,000) |
| Net to seller | $1,077,625 |
Aggressive
$1,575,000
$374.46 / sqft
Active midpoint. Ceiling test. Risk: Quartz Hill at $392/sqft has sat 209 days.
| List price | $1,575,000 |
| Commission (6%) | ($94,500) |
| Title & escrow | ($4,500) |
| Transfer & recording | ($250) |
| Seller concessions (0.5%) | ($7,875) |
| Mortgage payoff | ($250,000) |
| Net to seller | $1,217,875 |
Capital-gains note.
At Strategic, after the $500K §121 exclusion and ~$75K basis, ~$125K is taxable. Federal at 15% = $18,750. At 20% = $25,000. Arizona at 2.5% = $3,125. Full math at every tier in the §121 brief.
Hold and rent.
| Path | Annual NET | Yield |
|---|---|---|
| Sale at Strategic | $1.078M once | — |
| Long-term rent | $58,000 | 4.07% |
| Short-term (Fig N Toast) | $92,000 | 6.46% |
Breakeven STR-vs-sale: ~14 years at a 5% alternative return. Full math at /str.
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.
COST-OF-OWNERSHIP SIMULATOR
Pick the trade. See the five-year math.
Every number below traces back to _verification/state.json (7871 E Cloud Rd, scaffolded 2026-05-01). Estimates only — not tax or financial advice.
SELL · STRATEGIC ($1.425M)
Closed median + amenity premium. Recommended.
- Year-0 cash to seller
- $1,077,625
- Annual net cashflow
- — (one-time sale)
- Assumed reinvest / appreciation
- 6.0% / yr reinvest
- Total position after 5 years
- $1,442,105
Strategic tier · list $1,425,000 · payoff $250,000 · net $1,077,625
Tax exposure under §121 (MFJ $500K exclusion, ~$125K taxable at strategic) is modeled separately in the §121 brief. Hold scenarios assume no §121 utilization. Reinvest returns and appreciation are illustrative — confirm with a CPA.
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