Comparative Market Analysis
OWNER INFORMATION
Owner Name Joy John D Mailing ZIP 4 1650 Mailing Address 4230 Knox Ct Mailing Carrier Route C033 Mailing City & State Denver, CO Owner Occupied No Mailing Zip 80211
LOCATION INFORMATION
Property Zip 80211 Topography Flat/Level Property Zip4 3240 Neighborhood Code Highland 0234 Property Carrier Route C018 Neighborhood Name (OnBoard) Highland School District Denver County 1 Traffic Local Elementary School Edison Township 03S Middle School Strive Sunnyside Range 68W High School North Section 29 Subdivision Raes Re Sub Quarter NE Zoning U TU B Block 28 Census Tract 4 03 Lot 8
TAX INFORMATION
042
ASSESSMENT & TAX
Assessment Year 2022 Preliminary 2021 2020 2019
Market Value Land $321,700 $321,700 $321,700 $306,400
Market Value Improved $124,200 $124,200 $123,600 $131,100
Market Value Total $445,900 $445,900 $445,300 $437,500
Assessed Value Land $22,360 $23,000 $21,910 $21,910 Assessed Value Improved $8,630 $8,880 $9,370 $9,370 Assessed Value Total $30,990 $31,880 $31,280 $31,280 YOY Assessed Change (%) 2 79% 1 92% 0% YOY Assessed Change ($) $890 $600 $0
Feature Type Size/Qty
Opn Prch Frm 64
Sharyl Document Number 71834 71833 90430 90425 109988
Document Type Warranty Deed Quit Claim Deed Quit Claim Deed Warranty Deed Warranty Deed Title Company Land Title Corp Land Title Corp Security Title Co Security Title Co
Sale Date 03/01/1990 09/13/1989 11/23/1987 Sale Price $23,900 $17,623 Nominal Buyer Strang James W & Sharyl Phh Asset Management Adm Of Veterans Affrs Buyer Strang Sharyl Seller Phh Asset Management Adm Of Veterans Affrs Fleet National Bk Document Number 22824 86189
Mortgage Amount $10,000 $54,950 $32,000
Mortgage Lender Gmac Mtg Sage Cap Corp
Borrower Quintana Seferino R Quintana Seferino R Strang James W
Borrower Quintana Julia M Strang Sharyl
Mortgage Type Conventional Private Party Lender Conventional Mortgage Purpose Refi Resale Resale
Mortgage Int Rate Type Mortgage Term Mortgage Term Title Company
3352 Clay Street 10/7/22 $568,000 $570,300 0.4%
3241 Clay Street 10/18/22 $590,000 $592,600 0.4%
Lot
Property
Road
Road
Security Features: Smoke Detector(s)
Senior Community Yn: false Sewer: Public Sewer
Structure Type: Duplex
Tax Legal Description: POTTER HIGHLANDS RUSSELLS RESUB B27 W 68FT OF L2 & W 68 FT OF S 0.3FT OF L1
Tax Year: 2021 Utilities: Cable Available, Electricity Available Virtual Tour: View Water Source: Public
Window Features: Skylight(s) Zoning: U-TU-B
Remarks
Incredible opportunity to own in the coveted Potter Highland Historic District! This charming, bright 1/2 duplex boasts hardwood floors, an abundance of natural light, skylight and *** NO HOA! *** Immaculately maintained and move-in ready An open floor plan boasts a formal dining area that opens to the adorable kitchen allowing you to entertain flawlessly. The updated bathroom was thoughtfully remodeled and expanded with a large walk-in shower. Spacious closet in the 2nd bedroom and large built-in closet in the primary bedroom. Impressive unfinished lower level with massive storage space and laundry area including washer and dryer. The generous, private yard is fully fenced with mature gardens & fresh sod; perfect for enjoying beautiful Colorado summer nights. Ample street parking. Entertainment abounds with restaurants, shops, and parks galore including the Holiday Theatre, Park Burger, Duo, Spuntino, Highland Tap and Burger, and so many more are just a five minute walk down 32nd Ave. Hop on your bike and arrive at Confluence Park then further into downtown within ten minutes. The famous Little Man Ice Cream, Coors Field Broncos Stadium and so much more are in your backyard; you absolutely cannot find a neighborhood with more to do. Walk to everything; downtown Denver, restaurants, retail, entertainment, and the Holiday theatre. Quick access to I-25, I-70, walking, biking, and jogging trails...you simply cannot beat this location!!
Prop Type: Multi-Family County: Denver Subdivision: Potter Highlands 3/4 Baths: 1.0 Lot Size (sqft): 3,149
Garages: 1 List date: 9/13/22
Sold date: 10/18/22
Off-market date: 9/22/22
Updated: Oct 18, 2022 5:34 AM
List Price: $585,000
Orig list price: $585,000 Taxes: $2,303
School District: Denver 1 High: North
Middle: Bryant-Webster Elementary: Edison
Fireplace
Fireplaces Total: 1 Flooring: Tile, Wood Heating: Forced Air
Interior Features: Granite Counters, High Ceilings, Open Floorplan
Laundry Features: In Unit Levels: One Listing Terms: Cash, Conventional, FHA, VA Loan
Living Area Total: 839
Main Level Bathrooms: 1 Main Level Bedrooms: 2
Parking Features: Exterior Access Door
Parking Total: 2
Patio And Porch: Front Porch, Patio
Property Condition: Updated/Remodeled
Road Frontage Type: Public Road
Road Surface Type: Paved Roof: Membrane Senior Community Yn: false Sewer: Public Sewer Structure Type: Townhouse
Remarks
Tax Legal Description: POTTER HIGHLANDS DAVIS SUB BLK 33 L 6 & S .3FT L 5
Tax Year: 2021
Utilities: Electricity Connected, Natural Gas Connected Water Source: Public
Window Features: Double Pane Windows, Window Coverings Zoning: U-TU-B
Welcome to 3241 Clay Street, a classic Denver half-duplex brimming with historic character, charm, and modern updates. Elevated from the street and beautifully landscaped, the home sits in one of the most accessible but private locations in the Historic Potter Highlands neighborhood, just blocks from Denver's hottest restaurants and shops. Beyond the front porch, the main level is bright, spacious and efficient. An inviting living room welcomes you and leads to a dining room and freshly updated, stylish kitchen. The south facing bedrooms are large and bright sharing an updated bathroompristine with a modern palette. The backyard is a quiet oasis within the city, landscaped with fresh sod and a seating area. A detached 1 car garage with additional parking space completes the lot. Washer and dryer included, new roof. This home is a one of a kind mix of vintage charm, modern conveniences, livability and design details that are rarely found at this price point. Blocks away from some of the best restaurants in Denver; MiddleState Coffee, Spuntino, Wooden Spoon, Duo, Park Burger, Uncle, Bar Dough...just to name a few. Easy access to LoHi, Berkeley, Sunnyside, West Highlands, Jefferson Park...plus a quick drive to LoDo and an easy commute to the mountains!
Comparable Property Statistics
Averages 99.0%
Homes sold for an average of 99.0% of their list price.
Analysis
ADDRESS
18Days on market
It took an average of 18 days for a home to sell.
3352 Clay Street $585,000 $568,000 97.09% 28 $663
3241 Clay Street $585,000 $590,000 100.85% 9 $703
Averages $585,000 $579,000 98.97% 18 $683
Summary of Comparable Properties
S SOLD LISTINGS
ADDRESS
3352 Clay Street 10/7/22 2 1.00 857 $568,000 $663 3241 Clay Street 10/18/22 2 1.00 839 $590,000 $703 Averages 848 $579,000 $683
INTELLIGENT PRICING & TIMING
Pricing a home for sale is as much art as science, but there are a few truisms that never change.
☐ Fair market value attracts buyers, overpricing never does.
☐ The first two weeks of marketing are crucial.
☐ The market never lies, but it can change its mind.
ASKING PRICE
OF
Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons but the two largest are location and condition. Generally, fair market value can be determined by comparables - other similar homes that have sold or are currently for sale in the same area.
Sellers often view their homes as special which tempts them to put a higher price on the home, believing they can always come down later, but that’s a serious mistake.
Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range, and look for the best value in that range.
ACTIVITY
1 2 3 4 5 6
TIME ON MARKET (IN WEEKS)
Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents.
With a sign in the yard, a description in the local Multiple Listing Service, distribution across the internet, open houses, broker’s caravan, ads, and email blasts to your listing agent’s buyers, your home will get the greatest flurry of attention and interest in the first two weeks.
If you don’t get many showings or offers, you’ve probably overpriced your home, and it’s not comparing well to the competition. Since you can’t change the location, you’ll have to improve the home’s condition or lower the price.
Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home’s curb appeal, or perhaps stage the interior to better advantage.
The market can always change its mind and give your home another chance, but by then you’ve lost precious time and perhaps allowed a stigma to cloud your home’s value.
Intelligent pricing isn’t about getting the most for your home – it’s about getting your home sold quickly at fair market value.