PHASE 1 PRE-LISTING BRIEF · POST-WALKTHROUGH · 2026-04-28

The full brief, locked at the table.

Property recap, market disconnect, three paths, the 7-day path to MLS. Pricing locked at Strategic $389,000. Listing agreement out for e-sign tonight. MLS go-live targeting Thursday May 4 or Friday May 5.

STRATEGIC LIST
$389K
Net ~$359,825
SQFT · LOT
1,717 / 9,212
Verified PVP rank-1
4 BR · 2 BA · POOL
Brick 1972
Turn-key 2026
PHOTO DAY
Tue 5/02
Anthony Muse · MLS Thu/Fri

SECTION 01 · THE PROPERTY IN ONE PAGE

9,212 sqft of corner cul-de-sac. 1,717 sqft of brick. One pool. One casita.

Verified against Long Realty Property Verification doc (PVP rank-1) and Pima County Assessor record (data as of 04/16/2026). MLS concur on bed and bath count.

Parcel satellite · 9529 E Harrison Cir · Braewood Terrace · corner cul-de-sac · alley access
Parcel satellite · 9529 E Harrison Cir · Braewood Terrace · corner cul-de-sac · alley access
Address9529 E Harrison Cir, Tucson AZ 85748-8130 ↗
APN · Subdivision136-08-1460 · Braewood Terrace · Lot 112 · Plat 21/79
Lot9,212 sqft (0.212 acre) · corner cul-de-sac · alley access via dual rear gates
Home1,717 sqft · single story · brick · built 1972
Beds / Baths4 / 2 · 4th BR is barn-door conversion; closet + window + vent already in place; no permit required
PoolConventional private · 512 sqft · pump replaced 2023 · roll-up cover · pool fence stored on-site, transfers
CasitaDetached 13.5 × 14.5 (~196 sqft) · insulated · window-unit AC · Murphy bed · marketed as guest quarters
Carport1 covered + open concrete pad for 2nd vehicle
Roof / HVACBuilt-up · refinished 2023 · forced-air gas + refrigeration · new 2023
Windows / FloorsDual-pane vinyl · custom locking metal security screens · LVP throughout (2026)
Water · Sewer · GasPublic · connected · natural · Springwell salt-free softener owned
Schools (TUSD)Dunham Elementary ↗ 0.4 mi · Secrist Middle ↗ 1.4 mi · Santa Rita HS ↗ 2.5 mi
Zoning · HOA · FloodR-1 · No HOA · Flood zone X (minimal, outside SFHA)
2025 property tax$1,970.32 / year

SECTION 02 · WHY THIS LISTING IS DIFFERENT

The street record reads 1972. The home reads 2026.

Public AVMs cluster around $331,000. They are reading the 1972 brick footprint and the 4/6/2023 assessor record. They cannot read four years of work that resets a brick fixer into a turn-key listing.

ATTOM

$314,415

$289K · $340K

Zillow Zestimate

$343,200

$326K · $360K

Public Data

$333,000

$310K · $356K

Long Realty RVM

$334,080

$307K · $361K

Verified bull anchor in your subdivision: 9572 E 29th St ↗ closed cash for $365,000 in 4 days. Closed median $/sqft in your subdivision is $229. At 1,717 sqft that math lands at $393,158. Strategic at $389,000 sits $4,158 below the closed-comp data center, with the casita and 2026 reno baked in as upside.

See the full 8-comp pull on /comps →

SECTION 03 · WHAT THE ALGORITHMS CANNOT SEE

Four years of work. Three eras. None of it on the assessor record.

This is the upgrade ledger that walks straight into the listing photos and the public remarks. Algorithms see a 1972 brick fixer. Buyer agents · handed this list · see a 2026 turn-key.

2023
6 items
  • ·Detached casita built (13.5 × 14.5) with window-unit AC
  • ·New HVAC system
  • ·Pool pump replaced
  • ·Roof refinish (full)
  • ·Stainless-steel appliance package
  • ·Roll-down patio shades (west sun control)
2024
2 items
  • ·Springwell salt-free water softener (owned)
  • ·Hot-water carport faucet (bike + dog wash)
2026
11 items
  • ·Interior + exterior paint (full home)
  • ·LVP flooring throughout (all carpet replaced)
  • ·4th-bedroom barn-door conversion (no permit needed)
  • ·Guest bathroom shower reglazed
  • ·Master bath ceramic tile
  • ·Extra-tall master shower head
  • ·Custom window coverings
  • ·Wall-sconce lighting (interior + exterior)
  • ·Dirt-stabilizer yard treatment (Tucson-correct, low-water)
  • ·Three backyard gates · one each side of house + double near pool
  • ·Bird board on patio

SECTION 04 · THE THREE-PATH PLAN

Same home. Three prices. Three different stories.

Velocity is off the table · net falls below your $350,000 floor. Strategic is the recommendation. Aggressive is the optional 14 · 21 day stretch test. Full math + reasoning on /paths →

PATH A · VELOCITY
$375K
Net ~$346,875
$3,125 below floor · dead
PATH B · STRATEGIC ★
$389K
Net ~$359,825
+$9,825 above floor · recommended
PATH C · AGGRESSIVE
$399K
Net ~$369,075
+$19,075 above · 14 · 21 day test

SECTION 05 · THE 7-DAY PATH TO MLS

Tonight to live by Friday.

Listing agreement out tonight. Photos Tuesday. Live end of week. Surgical price calibration if needed inside the first 21 days.

Tonight 4/28
Listing agreement e-signed. Net sheet + property hub + digital homework delivered.
Sun 4/30
Sellers complete final move-out to Colorado. House goes vacant.
Mon 5/01
Pro cleaning scheduled (~$300, billed direct). Lockbox installed. Keys handed off.
Tue 5/02
Anthony Muse photo day. Drone, golden-hour pool, kitchen, casita, twilight, Matterport, floor plan, aerials.
Wed 5/03
Coming Soon outreach to other east-side agents with the live property hub URL.
Thu 5/04 / Fri 5/05
MLS GO-LIVE. Auto-syndicates Zillow + Realtor.com + Redfin + Long Realty national + corporate relocation.

SECTION 06 · SCHOOLS + LIFESTYLE

TUSD walking-distance K-5. Loop-trail and Saguaro National Park East within minutes.

TUSD assigned · Dunham Elementary 0.4 mi · Secrist Middle 1.4 mi · Santa Rita HS 2.5 mi
TUSD assigned · Dunham Elementary 0.4 mi · Secrist Middle 1.4 mi · Santa Rita HS 2.5 mi

SECTION 07 · WHO YOU ARE WORKING WITH

Lopez & Lopez, REALTORS® · Long Realty Company.

Tyler leads. Tana is the designated broker. Jeff Morris is your transaction coordinator post-signing. Anthony Muse shoots Tuesday. Kember Switzer runs marketing-kit distribution. The team operates on a single group-text thread · same numbers in every document, same answer in every conversation.

Tyler Lopez
Lead Listing Agent
(520) 462-6023 · owner@mlslisting.net
Tana Lopez
Designated Broker
(520) 730-4545 · broker@mlslisting.net
Jeff Morris
Transaction Coordinator
Active post-signing
Anthony Muse
Photographer · Every LPR listing
Booked Tuesday May 2
Kember Switzer
Marketing kit + comms
Active post-signing

SECTION 08 · WHAT WE RESOLVED + WHAT IS STILL OPEN

Six items closed at the table. Three still in motion this week.

RESOLVED ✓
  1. 4th-bedroom · barn-door conversion only · no permit needed · MLS lists 4 BR
  2. Personal loan · NOT secured against the property · confirmed in writing
  3. Primary residence · §121 confirmed · federal cap-gains $0
  4. Casita · marketed as guest quarters · sqft on floor plan
  5. Furnished sale · vacant 4/30 · selected pieces transferable as separate line
  6. Photography access · Anthony Muse booked Tue 5/2 · lockbox installed Mon 5/1
STILL IN MOTION
  1. Pool deck. Rogo's Finishing Touch (3535 S Palo Verde · (520) 355-1465 · 4.5★ / 199 reviews) bidding concrete overlay. I will meet them at the property.
  2. Electrical grounding. Mark to confirm whether outlets are properly grounded, or I flag “unknown” on the SPDS.
  3. CLUE / Loss History. Call your homeowner's carrier and request the 5-year report. Even with no claims, written confirmation is required.

SECTION 09 · WHERE THIS BRIEF LANDS

Strategic $389,000 · live by Thursday or Friday.

The data is unambiguous. The bull anchor cleared $273/sqft cash in 4 days. We list at $226/sqft with reno + casita + 4th-BR baked in. Floor cleared by $9,825. Federal cap-gains $0. Photo day Tuesday. Live end of week.

“The whole system is set up so that you don't really have to go out of your way to do much. It's so that I completely take care of you guys.”

Tyler · April 28 walkthrough