Christopher Anderson

OK, so I've been busy this weekend. We just closed Escrow on the new house and I've been working like a mad man trying to get the place ready for move in next Saturday. I've already done the demo work, patching, and painting prep. Now I need to prime, paint, install new vents, install new plate covers, re-attach everything I took down, clean, and of course pack. Next Saturday I'll officially be a San Carlos resident!

1 new listing hit the market today. I'll try to get in and report back to you as soon as I can. Until then, here's a quick property summary from the MLS:

6877 Caminito Mundo # 31, San Diego, CA 92119
List Price: $290,000
Condo Info: Woodlands, FHA Approved, $330 Monthly HOA Fees
2 BR, 2 Full Baths
1,044 Sq. Ft.
Built in 1980
Looks to be clean and moderately upgraded

4 listings went into pending status from active status today. Unless the buyers fails to perform, these properties are no longer available. Here's a quick property summary from the MLS:

8171 Beaver Lake Dr., San Diego, CA 92119
$399,000
3 BR, 2 Full Baths
1,216 Sq. Ft.
Built in 1960
FULL PROPERTY SUMMARY

7146 Ballinger Ave., San Diego, CA 92119
List Price: $415,000 - $440,000
4 BR, 2 Full Baths, 1 Half Bath
1,404 Sq. Ft.
Built in 1966
FULL PROPERTY SUMMARY

6323 Lake Albano, San Diego, CA 92119
$449,000
4 BR, 2 Full Baths
1,275 Sq. Ft.
Built in 1968
FULL PROPERTY SUMMARY

6957 Regner Rd., San Diego, CA 92119
List Price: $445.000
4 BR, 2 Full Baths, 1 Half Bath
1,479 Sq. Ft.
Built in 1963
FULL PROPERTY SUMMARY

2 listing were reduced in price. Here's a quick property summary from the MLS:

6650 Tuxedo Rd, San Diego, CA 92119
Listed at $559,000
4 BR, 2 Full Baths
2,000 Sq. Ft.
Built in 1980
FULL PROPERTY SUMMARY

8835 Whiteport, San Diego, CA 92119
$399,000
4 BR, 2 Full Baths
1,404 Sq. Ft.
Built in 1957
FULL PROPERTY SUMMARY

MLS Info: Information taken directly from the MLS (not guaranteed accurate)
Address: 7046 Jackson Dr., San Diego, CA 92119
List Date: 6/9/09
List Price: $445,000
BR/BA: 4 BR, 2 Full Baths
Structure Size: 1,479 Sq. Ft.
Lot Size: 8,700 Sq. Ft.
Stories: 1
Year Built: 1963
Parking: 2 Car Garage - Attached
Additional Features: AC

Notes: Opinions about the property from my personal visual inspection
-Very busy street with moderate street noise
-Poor curb appeal
-Well secured - front courtyard with security gate
-Large cement side yard
-Large back yard with BIG covered deck built for entertaining
-Newer roof
-Patio enclosure addition - permits unknown
-Clean tile flooring throughout
-Remodeled kitchen with corian counters and new cabinets, but appliances are older
-Raised ceiling
-Beautiful fireplace surround
-Big master but limited bath and closet space
-LOTS of storage
-Walls and ceilings have been textured and painted
-House shows a little dark
-Attached 2 car garage with laundry and direct access to the house
-Open floorplan

Comps: Sales data taken from the MLS and adjusted to estimate value

7912 June Lake Dr., San Diego, CA 92119
Sold on 8/4/09 for 419,000
3 BR, 2 full baths (+$5,000)
Superior neighborhood and quiet street (-$20,000)
1,440 sq. ft. (+$3,900)
Smaller lot (+$10,000)
No patio enclosure (+$10,000)
Inferior condition (+$10,000)
View (-$10,000)
ADJUSTED VALUE: $427,900

8303 Lake Gaby Ave., San Diego, CA 92119
Sold on 8/28/09 for $375,000
3 BR, 2 full baths (+$5,000)
Superior neighborhood and quiet street (-$20,000)
1,452 sq. ft. (+$2,700)
Smaller lot (+$10,000)
No patio enclosure (+$10,000)
Inferior condition (+$10,000)
No AC (+$5,000)
ADJUSTED VALUE: $397,700

8163 San Carlos Dr., San Diego, CA 92119
Sold on 7/6/09 for $400,000
3 BR, 2 full baths (+$5,000)
Superior neighborhood and quiet street (-$20,000)
1,579 sq. ft. (-$10,000)
No patio enclosure (+$10,000)
ADJUSTED VALUE: $385,000

AVERAGE ADJUSTED VALUE: $403,533

Pricing:
The street itself is the major deterrent. It also isn't a very warm-feeling house (it's tiled throughout and there isn't much natural lighting). Over 1,400 square feet in good condition is tough to find in San Carlos for under $400,000, so I'll give the adjusted average the benefit of the doubt. This one might be tough to sell.

I'd feel comfortable with a price anywhere between $395,000 and $405,000.*

*This estimate is my opinion based on a visual inspection of the property, sales data, regional knowledge, and professional expertise. While I believe my estimate to be accurate, it is only a professional opinion.

**All pictures were taken by me at my visual inspection. None were copied from the MLS or any other source.

MLS Info: Information taken directly from the MLS (not guaranteed accurate)
Address: 6650 Tuxedo Rd., San Diego, CA 92119
List Date: 8/14/09
List Price: $559,000
BR/BA: 4 BR, 2 Full Baths
Structure Size: 2,000 Sq. Ft.
Lot Size: 15,638 Sq. Ft.
Stories: 1
Year Built: 1980
Parking: 2 Car Garage - Attached
Additional Features: AC

Notes: Opinions about the property from my personal visual inspection
-Great curb appeal
-Corner lot
-Very quiet and private
-Large back yard
-Covered patio
-Area drains in back yard
-Remodeled kitchen with granite counters, new cabinets, new appliances
-Remodeled hallway bathroom with dual sinks
-New carpet
-Original, but clean, tile flooring
-Open floorplan
-Newer texturing and paint on walls and ceiling
-Recess lighting
-Raised ceilings
-Base moulding
-Original windows and doors
-Newer roof
-Original fireplace surround
-4^th bedroom is more of an office/den
-Garage is attached with direct access to house and has laundry hookups
-Older water heater
-Large master suite with big bathroom and adequate closet space
-Much of the lot is not usable.

Comps: Sales data taken from the MLS and adjusted to estimate value

7714 Volclay Dr., San Diego, CA 92119
Sold on 7/22/09 for $540,000
1,876 Sq. Ft. (+$12,400)
Slightly superior condition (-$10,000)
Smaller lot with pool (no adjustment)
ADJUSTED VALUE: $542,400

7656 Bromeliad Ct., San Diego, CA 92119
Sold on 7/23/09 for $569,000
Slightly superior condition (-$10,000)
Cul-de-sac (-$5,000)
ADJUSTED VALUE: $559,000

6859 Tuxedo Rd., San Diego, CA 92119
Sold on 5/14/09 for $556,000
4 BR, 2 full baths, 1 half bath (-$2,500)
2,277 sq. ft. (-$27,700)
Smaller lot (+$10,000)
2 Story (+$10,000)
ADJUSTED VALUE: $545,800

AVERAGE ADJUSTED VALUE: $549,066

Pricing:
This is a beautiful, large, single story house on a very large corner lot. It's really a special house and I doubt it will be available for very long.

Finished single story lots can go for a premium. I'd feel comfortable with a price anywhere between $545,000 and $565,000.*

*This estimate is my opinion based on a visual inspection of the property, sales data, regional knowledge, and professional expertise. While I believe my estimate to be accurate, it is only a professional opinion.

**All pictures were taken by me at my visual inspection. None were copied from the MLS or any other source.

MLS Info: Information taken directly from the MLS (not guaranteed accurate)
Address: 6323 Lake Albano Ave., San Diego, CA 92119
List Date: 9/18/09
List Price: $399,000
BR/BA: 4 BR, 2 Full Baths
Structure Size: 1,275 Sq. Ft.
Lot Size: 6,200 Sq. Ft.
Stories: 1
Year Built: 1957
Parking: 2 Car Garage - Detached
Additional Features: AC

Notes: Opinions about the property from my personal visual inspection
-Good curb appeal
-Street itself is a major question mark. It's an older and somewhat patchy neighborhood
-Nice landscaping in front and back . . . no work needed
-Beautiful back yard. Entire yard is usable
-Covered patio is excellent for entertaining
-2 car detached garage with laundry hookups and storage
-Remodeled kitchen with granite counters, new cabinets and newer appliances
-Original windows and doors
-Newer texturing and paint on walls and ceiling
-Original fireplace surround
-Raised ceilings
-Beautiful laminate flooring - looks just like hardwood
-Open floorplan
-4^th bedroom is more of an office or den
-Clean but original bathroom
-Small but remodeled second bathroom
-No true master
-Older carpet
-Base moulding
-Lots of storage
-Highly altered floorplan is unrecognizable

Comps: Sales data taken from the MLS and adjusted to estimate value

6298 Lake Ariana Ave., San Diego, CA 92119
Sold on 7/22/09 for $370,000
3 BR, 1 full bath, 1 half bath (+$7,500)
1,107 sq. ft. (+$16,800)
Superior condition (-$10,000)
Attached garage (-$5,000)
ADJUSTED VALUE: $379,300

6332 Lake Atlin Ave., San Diego, CA 92119
Sold on 6/22/09 for $378,600
3 BR, 2 full baths (+$5,000)
1,378 sq. ft. (-$10,300)
AC (+$5,000)
Attached garage (-$5,000)
Inferior yard (+$5,000)
ADJUSTED VALUE: $378,300

6288 Amber Lake Ave., San Diego, CA 92119
Sold on 9/3/09 for $405,000
3 BR, 2 full baths (+$5,000)
1,521 sq. ft. (-$24,600)
AC (+$5,000)
Attached 1 car garage (no adjustment)
Superior condition (-$10,000)
Inferior yard (+$5,000)
Seller credits (-$8,100)
ADJUSTED VALUE: $377,300

AVERAGE ADJUSTED VALUE: $378,300

Pricing:
I personally love this floorplan, though it's been modified significantly to give it an open, modern feel and add significant storage space. If you're a pack rat who needs all the storage you can find, this is the house for you. In addition to the storage, it's light and bright and has a nice modern feel to it. The yard is beautiful and perfect for entertaining. The kitchen is small but elegant. The only downsides are the patchiness of the neighborhood and the lack of a true master bedroom.

I love it when the comps line up. I'd feel comfortable with a price anywhere between $368,000 and $388,000.*

*This estimate is my opinion based on a visual inspection of the property, sales data, regional knowledge, and professional expertise. While I believe my estimate to be accurate, it is only a professional opinion.

**All pictures were taken by me at my visual inspection. None were copied from the MLS or any other source.

1 listing went into contingent status from active status today. The seller has accepted an offer and this property may or may not still be available. Here's a quick property summary from the MLS:

8162 Royal Gorge Dr., San Diego, CA 92119
SHORT-SALE
List Price: $399,000
3 BR, 2 Full Baths
1,572 Sq. Ft.
Built in 1970
FULL PROPERTY SUMMARY

2 listings were brought active then placed into contingent status immediately. They're both short-sales and it's likely they accepted offers prior to actively marketing the listing. I'll eventually let you know what they sell for. Until then, here is a brief property summary from the MLS:

8743 Navajo #3, San Diego, CA 92119
SHORT-SALE
List Price: $139,000
CondoInfo: Lake Murray Terrace, Not FHA Approved, $310 monthly HOA fee
3 BR, 2 Full Baths
1,209 Sq. Ft.
Built in 1978

8709 Lake Murray #5, San Diego, CA 92119
SHORT-SALE
List Price: $134,000
CondoInfo: Lake Murray Terrace, Not FHA Approved, $310 monthly HOA fee
3 BR, 2 Full Baths
1,209 Sq. Ft.
Built in 1978