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.