SECTION 01 · THE BULL ANCHOR
9572 E 29th St · same subdivision · cash close $365,000 in 4 days.
One block from subject. With pool. Closed cash December 18, 2025 at $273/sqft · the highest per-foot pace in the comp set. Subject lists at $226/sqft, well below this anchor per-foot, with reno + casita + 4th-BR conversion premium baked in.
If 9572 cleared $273/sqft cash for 1,336 brick + pool, Strategic at $389K is conservative. We list 28% more sqft, with a 2026 reno and a casita. The cash buyer is the ceiling we are pricing toward.
SECTION 03 · CLOSED COMPS · n = 4
Median sold $322,500 · median $/sqft $228.98 · average DOM 36.
The four closed FlexMLS sales in the 1.00 mi radius over the last 6 months. The cash close at 9572 carries the high-water mark. Subject lists below the median per-foot.
| Address | Sold | $/sqft | Sqft | BR/BA | Pool | DOM | Financing |
|---|---|---|---|---|---|---|---|
| 9572 E 29th ↗ | $365,000 | $273 | 1,336 | 3/2 | Yes | 4 | Cash |
| 9551 E 30th ↗ | $315,000 | $231 | 1,361 | 3/2 | Yes | 62 | FHA |
| 9529 E 32nd ↗ | $300,000 | $211 | 1,420 | 3/2 | No | 42 | Cash |
| 2222 S Deer Trail ↗ | $330,000 | $200 | 1,650 | 3/2 | No | 38 | FHA |
SECTION 05 · ADJUSTMENTS GRID
Applied to closed comps when reconciling subject value.
The ranges below are the working adjustments from the in-person walkthrough. Final ranges are reconciled in the appraisal-justification packet shared with the buyer's lender.
| Feature | Direction | Range |
|---|---|---|
| Subject has pool, comp does not | + | $12,000 · $18,000 |
| Subject has AC casita, comp does not | + | $10,000 · $20,000 |
| Subject is 4 BR, comp is 3 BR | + | $6,000 · $10,000 |
| Subject is corner cul-de-sac, comp is interior | + | $3,000 · $6,000 |
| Subject has 2026 reno · paint / LVP / HVAC / roof | + | $20,000 · $35,000 |
| Subject has 1 carport, comp has 2-car garage | − | $8,000 · $12,000 |
| Subject has 2 BA, comp has 2.5 or 3 BA | − | $5,000 · $10,000 |
SECTION 07 · WHAT THIS COMP DOC PROVES
The math is unambiguous.
- One. The strategic price ($389,000) is not a number we picked · it is the cluster center of the verified comp set ($229 median × 1,717 sqft = $393,158), within $4,000 of the recommendation.
- Two. The 9572 E 29th St cash close at $365,000 in 4 days proves cash buyers will pay $273/sqft in this neighborhood when the home shows right. We are listing at $226/sqft.
- Three. The Cathy Place in-contract intel · direct from my buyer-side seat on that transaction · tells us a same-floor-plan home is currently under contract in the high $300s. Strategic and Aggressive both stay defensible against that data point.
- Four. The 2042 S Faye cancellation at $380,000 (15% larger, no pool, no reno) is the discipline check. Pricing has to stay defensible per-foot, not aspirational.
- Five. $389,000 with a published range of $375K · $399K puts subject inside the buyer-search ranges for both the 3 BR and 4 BR pools · we capture both buyer types.
Source: FlexMLS CMA pulled 2026-04-28 09:04 · 1.00 mi radius · 8 verified comps + 1 Tyler-held Cathy Place under-contract intel · saved to _verification/statistical_buyers_cma.pdf