PRIVATE CLIENT TOUR - Sunrise Manor Las Vegas Desert Home скачать в хорошем качестве

PRIVATE CLIENT TOUR - Sunrise Manor Las Vegas Desert Home

Market Analysis: 1250 Bobrich Circle, Las Vegas, NV 89110 Based on the comparative market analysis (CMA) I've prepared for this property, here's what the data tells us about this opportunity: The Subject Property 1250 Bobrich Circle is listed at $499,900 for a 3-bedroom, 1-full bath + 1-three-quarter bath, single-story home with 1,650 square feet, a pool, and a 2-car garage on a generous 16,117 square foot lot built in 1982. Pricing Analysis Price per square foot: $302.97 This is a critical metric. Looking at comparable sold properties within a half-mile radius (all single-story homes under 2,000 sq ft with pools), the data reveals: Recent Sold Comparables (Last 6 months): Average sold price per sq ft: $281.83 Median sold price per sq ft: $268.37 Range: $266.03 to $320.51 per sq ft The subject property is priced approximately $21-34 per square foot higher than the median comparable sales, which translates to roughly $35,000-56,000 above market based purely on price per square foot metrics. Market Performance Indicators The sold comparables show some important trends: Days on Market: The five comparable sales averaged 47 days on market, with a median of just 12 days. However, there's significant variance—one property took 164 days while others sold in 7-12 days. Properties priced correctly for their condition moved quickly. Sale-to-List Price Ratio: Buyers in this market are achieving an average of 98.91% of asking price, with a median of 100%. This indicates relatively balanced negotiations, though sellers aren't consistently getting over asking. Competitive Landscape There's currently one active competing listing at 6488 New Brunswick Avenue—a 3-bed, 2-bath, 1,975 sq ft home from 2002 listed at $520,000 ($263.29/sq ft). Despite being newer and larger, it's priced lower per square foot, which may indicate the market's current pricing ceiling for this area. My Professional Assessment The remodel quality and the exceptional lot size (16,117 sq ft—significantly larger than most comparables) do add legitimate value to this property. The location and pool are also strong selling points. However, the current asking price positions this home at the very top of the local market, which historically means extended days on market in this neighborhood. Strategic Recommendation: Given the data, I believe there's room for negotiation. A price in the $470,000-$485,000 range would align more closely with comparable sales while still recognizing the quality improvements and superior lot size. This would put you at approximately $285-294 per square foot—still above the median, justified by the remodel, but more competitive. The key question for your consideration: Are you comfortable being patient if we need to negotiate from the current asking price, or would you prefer to start with a more aggressive initial offer to secure the property quickly? I'm happy to discuss negotiation strategies and help you structure an offer that protects your interests while giving us the best chance of success.