SECTION 01 · THE GAP
The algorithms read 1972. We list 2026.
Public AVMs cluster around $331K. They are reading the 1972 brick footprint and the 4/6/2023 assessor record. They cannot read four years of work that turned a brick fixer into a turn-key 2026 listing.
WHAT THE ALGORITHMS CANNOT SEE
None of this shows up on the assessor record. None of it shows up in any AVM. All of it walks straight into the listing photos and remarks.
SECTION 02 · VISUAL TOUR
The corner cul-de-sac. The neighborhood. The lifestyle.
Photography day-one is Anthony Muse, post-signing. Until then, Google Street View and the parcel satellite tell most of the story.
SECTION 03 · THE PROPERTY
9,191 sqft of corner cul-de-sac. 1,717 sqft of brick. One pool. One casita.
Verified against Pima County Assessor record (PVP rank-2 source). MLS concur on bed and bath count.
Four years of work
- New HVAC system (natural gas + central refrigeration)
- New pool pump
- Roof refinish (rolled, full)
- All stainless-steel appliances
- Detached casita with AC built (13.5 × 14.5)
- Springwell salt-free water softener installed
- Hot-water faucet at carport (bike, vehicle, toy wash)
- Interior paint, full home
- Exterior paint, full home
- Painted gates
- LVP flooring throughout (all carpet replaced; install completing this week)
- Living-area conversion to 4th bedroom
- Roll-down shades on back patio
- Upgraded lights and fans
Always present
- Upgraded double-pane vinyl windows
- Custom metal locking security window screens
- Block and slump-block fence
- Decorative gravel front and rear (low-water)
- Wood-burning fireplace, family room
- Connected to Pima County WW (no septic)
SECTION 04 · THE THREE PATHS
The same home can list at three different prices.
Each path tells the buyer pool a different story. The right one depends on what you need from this sale.
Path 01 · Velocity
$375,000
Estimated net to seller: ~$346,875
Move it fast. Compete on price, not premium.
Path 02 · Strategic
$389,000
Estimated net to seller: ~$359,825
Priced where the data lands.
Path 03 · Aggressive
$399,000
Estimated net to seller: ~$369,075
Test the psychological $400K ceiling.
How the net is calculated
Sale price · less 6 percent commission (3% listing + 3% buyer agent) · less 1.5 percent closing-cost estimate · less any concessions. No mortgage payoff is deducted because there is no mortgage on the home. The personal loan is NOT secured against the property · confirmed at the walkthrough and in writing on the listing agreement. Net math holds clean.
Final closing costs reconcile at HUD/CD. These are estimates, not appraisals, not tax advice.
SECTION 05 · DOCUMENT LIBRARY
The live strategy, plus the pre-listing brief.
Start with the Strategy page. It is the live read on where the home stands and the next move, kept current as the market shifts. Below it sits the original pre-listing brief, as prepared before launch.
SECTION 06 · COMP SET · 8 VERIFIED
The comp set we are pricing against.
FlexMLS CMA pulled 2026-04-28 09:04 · 1.00 mi radius · 8 verified comps. Bull anchor 9572 E 29th St in Braewood Terrace, $365,000 cash close, 4 days on market, with pool · same subdivision as the subject. Full comp filter, adjustments grid, and prior list-history on the Comparative Market Analysis page.
SECTION 07 · MARKETING PLAN
How the listing runs.
Photography day-one. MLS day-three. Disciplined price calibration after that.
Anthony Muse photography
Every Lopez & Lopez listing. Drone exterior with cul-de-sac framing, golden-hour pool, casita, kitchen at the breakfast bar.
Cycling-community angle
Tucson is a national cycling town. Loop-trail access via 29th. Saguaro National Park 10 minutes. Casita as workshop. Word-of-mouth into the road and BMX networks.
Furnished optionality
List furnished and unfurnished as a marketing variant. Converts undecided remote-worker relocators from out of state.
East-side reach
Direct outreach to buyer agents east of Pantano, Davis-Monthan AFB relocation desk, and TUSD-zone families.
No-debt advantage
You own outright. We can offer concession structures (rate buy-down, closing-cost credit) competitors with mortgage payoffs cannot match.
Cash-position framing
Buyer agents read "no payoff to thread" as a green flag. Faster, cleaner escrow than the average east-side listing of this vintage.
SECTION 08 · WHAT WE RESOLVED AT THE TABLE
Six items closed. The file is clean.
Every open item from intake came back resolved at the in-person walkthrough. The package now reads forward, not preliminary.
- 014th-bedroom · RESOLVED. Barn-door addition only. Closet, window, and vent already in place. No permit required. MLS lists 4 BR.
- 02Personal loan · RESOLVED. Sellers state it is NOT secured against the property. Confirmed in writing on the listing agreement. Net math holds clean.
- 03Primary residence · CONFIRMED. §121 use-test satisfied. Federal cap-gains tax = $0 at every tier.
- 04Casita marketing · RESOLVED. Marketed as guest quarters. Window-unit AC, insulated, Murphy bed. No plumbing · flex space, not a legal bedroom.
- 05Furnished sale · RESOLVED. House vacant after Sunday 4/30 move-out. Selected pieces can transfer if it converts a buyer; separate transaction line item.
- 06Photography access · BOOKED. Anthony Muse confirmed for Tuesday May 2. Lockbox installed Monday 5/01.
SECTION 09 · WHO YOU ARE WORKING WITH
Lopez & Lopez, REALTORS® · Long Realty Company.
SECTION 10 · FIVE PROMISES
The Lopez & Lopez listing standard.
Five things I commit to in writing on every listing I take. Not marketing copy. How the file actually runs. Full text on the Five Promises page.
SECTION 11 · NEXT STEP
Listing agreement is in your inbox.
Sign at your pace. Photography Tuesday May 2 with Anthony Muse · MLS go-live Thursday May 4 or Friday May 5. Five short things still need from you (utility costs · §121 receipts · CLUE report · SPDS path · pool deck call) · all on the digital homework form linked in tonight's email. If anything in the agreement reads off, call before signing. We fix it on the spot.