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EXPLORE a Private Tour in GREEN Valley North Fixer Upper 9 дней назад

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EXPLORE a Private Tour in GREEN Valley North Fixer Upper
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EXPLORE a Private Tour in GREEN Valley North Fixer Upper

Executive Summary After conducting a comprehensive analysis of 8684 Jasper Wood Street and comparing it against recent market activity in this Henderson neighborhood, I must provide you with my professional assessment: this property is significantly overpriced and does not represent sound value in the current market. Current List Price: $515,000 ($305.28/sq ft) My Professional Opinion: Property requires substantial deferred maintenance and cosmetic updates that are not reflected in the asking price. Market Position Analysis Pricing Comparison Active Listings (Similar 3BR/2BA Pool Homes): Median List Price: $549,995 Median Price/SF: $328.56 Subject Property: $515,000 ($305.28/SF) While the subject property appears to be priced below the active median, this is misleading when you examine the actual condition and recent sales data. Recent Sold Comparables (Last 6 Months) The sold data reveals the true market: Median Sold Price: $480,000 Median Sale Price/SF: $272.00 Average Sale-to-List Ratio: 96.97% Key Sold Comparables: 1931 Jasper Creek Place (3BR/2BA, 1,808 SF, Pool) Listed: $485,000 | Sold: $480,000 | 72 DOM Built 1999 (newer than subject) 2874 Tori Way (3BR/2BA, 1,364 SF, Pool) Listed: $480,000 | Sold: $480,000 | 33 DOM Smaller home, similar sale price 144 Cologne Court (4BR/2BA, 2,057 SF, Pool) Listed: $515,000 | Sold: $455,000 | 4 DOM 144 Cologne Court - Listed for $515,000, sold for $455,000 after just 4 days on market (closed 12/1/25) This is the most important comparable because: Same list price as 8684 Jasper Wood ($515,000) Larger home (2,057 SF vs 1,687 SF) More bedrooms (4BR vs 3BR) Sold for $60,000 less than asking This proves the market is NOT supporting $515,000 pricing in this neighborhood - even for a larger, 4-bedroom home. That's why it's critical evidence that 8684 Jasper Wood at $515,000 is significantly overpriced. This is critical: A larger 4BR home listed at the same price as 8684 Jasper Wood sold for $455,000 just days ago Critical Analysis: Why This Property Is Overpriced 1. Condition-Adjusted Pricing Based on my visual inspection, this property requires: Significant cosmetic updates Deferred maintenance repairs Potential hidden issues not visible during initial showing The asking price does not account for these deficiencies. Comparable homes selling in the $455,000-$480,000 range are presenting in superior condition. 2. Market Dynamics Days on Market: Only 2 days active Seller Positioning: The brief market time combined with aggressive pricing suggests the seller does not understand current market conditions Realistic Expectation: This property will likely sit on the market for 30-60+ days before requiring a price reduction 3. True Market Value Assessment Adjusting for condition and using recent sold comparables: Conservative Market Value Range: $440,000 - $465,000 Price/SF Justification: $250-267/SF (aligning with sold comparables) Required Investment for Updates: $20,000-40,000+ (estimate) Comparative Reference: Bobrich Circle Property You mentioned the property you submitted an offer on at Bobrich Circle. That property, in my professional opinion, represents fair market value at its list price because: Condition aligns with asking price Seller pricing reflects realistic market understanding Comparable sales support the valuation 8684 Jasper Wood Street does not meet this standard. Neighborhood Context This Henderson neighborhood is indeed more desirable than Sunrise Manor, offering: Established single-story pool homes Mature landscaping and community amenities Better school access and lower crime statistics Higher property appreciation potential However, desirability does not override fundamental pricing reality. Even in sought-after neighborhoods, overpriced properties underperform. Strategic Recommendation If You Wish to Pursue This Property: Maximum Justifiable Offer: $425,000-$450,000 Reasoning: Accounts for visible deferred maintenance Aligns with recent sold comparables (particularly 144 Cologne Court) Provides buffer for unknown issues Positions you competitively if seller becomes realistic after extended market time My Professional Advice: Wait. This property will not sell quickly at $515,000. The seller's pricing strategy indicates they: Do not understand current buyer expectations Have not properly assessed their property's condition Will likely require 45-90 days of market feedback before adjusting expectations Monitor this listing. When it hits 30-45 days on market without price reduction, we can reassess with a strategic offer reflecting true market value. The Bottom Line As your broker, my fiduciary duty is to provide honest counsel: this property does not represent value at $515,000. The visible condition issues, combined with comparable sales data, indicate you would be overpaying by $75,000-90,000 at list price.

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