MLS Info: Information taken directly from the MLS (not guaranteed accurate)
Address: 8171 Beaver Lake Dr., San Diego, CA 92119
List Date: 9/11/09
List Price: $399,000
BR/BA: 3 BR, 2 Full Baths
Structure Size: 1,216 Sq. Ft.
Lot Size: 9,800 Sq. Ft.
Stories: 1
Year Built: 1960
Parking: 2 Car Garage - Attached
Additional Features: Sunroom, AC

Notes: Opinions about the property from my personal visual inspection
-Good curb appeal.
-Well landscaped (front and back)
-LARGE 2 tier back yard - patio and sunroom on top tier, large grassy area at bottom tier.  Entire yard is usable.
-Rear of property abuts a school - potential for daytime noise.
-Sunroom addition is beautiful, but may not be permitted.  Blends very well with house.
-Dual pane windows.
-Clean carpet
-Newer texturing, paint, and base moulding
-Some recess lighting
-Ceiling fans throughout
-2 car garage with laundry hookups and direct access to kitchen
-1 bath is original, master bath is remodeled.
-Master lacks closet space
-Original kitchen, but clean and spacious

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

7911 Beaver Lake Dr., San Diego, CA 92119
Sold on 4/11/09 for $350,500
1,251 sq. ft. (-$3,500)
5,900 sq. ft. lot (+$39,000)
No sunroom (+$10,000)
Inferior condition (+$10,000)
No AC (+$5,000)
Seller concessions (-$10,500)
ADJUSTED VALUE: $400,500

8085 June Lake Ave., San Diego, CA 92119
Sold 7/10/09 for $365,000
1,310 sq. ft. (-$9,400)
Larger lot, but mostly unusable - no adjustment
No sunroom (+$10,000)
Inferior condition (+$15,000)
No AC (+$5,000)
ADJUSTED VALUE: $385,600

7966 Lake Adlon Dr., San Diego, CA 92119
Sold on 5/29/09 for $397,500
4 BR, 2 full baths (-$5,000)
1,356 sq. ft. (-$14,000)
6,200 sq. ft. lot (+$36,000)
No sunroom (+$10,000)
Superior condition (-$10,000)
No AC (+$5,000)
ADJUSTED VALUE: $419,500

AVERAGE ADJUSTED VALUE: $401,866

Pricing:
The sunroom and back yard sell this house.  Due to the lack of permits, it doesn't factor into the square footage of the house - you'll be getting an extra 200 - 300 square feet at a MAJOR discount.  The back yard is HUGE, landscaped, and ready for pets, kids, parties, or anything else you can think of.  The house kitchen and hallway bathroom need upgrading, but the house is move-in ready.  It shows great and should sell quickly.

The comps give us a very nice range to work with.  However, because the sale on Beaver Lake was a foreclosure, I'd give it a little less weight.  I'd feel comfortable with a price anywhere between $395,000 and $415,000.*

*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.