MLS Info: Information taken directly from the MLS (not guaranteed accurate)
Address: 8162 Royal Gorge Dr., San Diego, CA 92119
List Date: 8/31/09
List Price: $415,000
BR/BA: 3 BR, 2 Full Baths
Structure Size: 1,572 Sq. Ft.
Lot Size: 5,300 Sq. Ft. lot
Stories: 1
Year Built: 1966
Parking: 2 Car Garage - Attached (no direct access to house)
Additional Features: Pool/spa, canyon view, fireplace, AC 

Notes: Opinions about the property from my personal visual inspection
-SHORT SALE
-Low maintenance yard
-Small back yard is all pool
-Pool/spa needs servicing
-Both neighbors have extended their back yards by building decks.  Check to see if this is an option when you're in Escrow
-Dual pane windows and doors
-New carpet and paint
-Newer ceiling fans
-Walls and ceiling are textured
-Beautiful tile flooring in kitchen
-Original counters/cabinets/appliances in kitchen - clean but should be upgraded
-Family room, living room, and dining area
-Original fireplace surround
-Open floorplan
-Spacious master with good closet space and good bathroom size
-Very cute house with A LOT of potential.

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

7684 Jennite Dr., San Diego, CA 92119
Sold on 6/2/09 for $430,000
4 BR, 2 full baths - (-$5,000)
Inferior condition - (+$10,000)
Lesser view - (+$10,000)
Seller concessions - (-$6,740)
ADJUSTED VALUE: $438,260

6740 El Banquero Pl., San Diego, CA 92119
Sold on 3/30/09 for $410,000
4 BR, 2 full baths - (-$5,000)
Inferior condition (+$20,000)
ADJUSTED VALUE: $425,000

4544 Volclay Dr., San Diego, CA 92119
Sold on 4/22/09 for $500,000
4 BR, 2 full baths - (-$5,000)
Superior condition - (-$20,000)
Superior view - (-$10,000)
ADJUSTED VALUE: $465,000

AVERAGE ADJUSTED VALUE: $442,753

Pricing:
Service the pool and this house will be 100% livable.  Add a deck and upgrade the kitchen, and it's going to be every homeowners dream.  This house has awesome potential and is an excellent buy for someone willing to put in a little work.

The comps provide us with a wider range of prices than I would like.  I'm inclined to give the lower two more weight than the comp on Volclay . . . it's is a truly special house.

Even though Volclay adjusts down to $465,000, I'd feel comfortable with a price anywhere between $430,000 and $450,000.*

Neighbor's Deck

*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.