PRO PERT Y REPO RT
�� Summary Stats from the Comps
● Average Living Area: ~2,375 sq ft
● Median Living Area: ~2,411 sq ft
● Subject Property: 2,525 sq ft main + 1,500 sq ft detached (total: 4,025 sq ft of usable space)
● Average Lot Size: ~11.6 acres
● Your Lot Size: 4 16 acres (smaller than average, but offset by added structure)
�� Strategic Takeaways
● You’re above average in total usable sq ft, but on the lower end for acreage.
● Your 1990 build year aligns closely with the others, helping comparability
● Most comps lack a second structure like yours use that to emphasize flexibility and multi-use potential �� Recommended Listing Price: $2,175,000 �� Why This Price Works:
1. Size Advantage:
○ Your 4,025 total finished sq ft (2,525 main + 1,500 second dwelling) is significantly larger than the average sold property (2,458 sq ft) and even slightly above the active average of 3,138 sq ft
2 Value Add:
○ None of the active or sold comps include a fully finished second structure with plumbing + 220V a major asset for multi-gen buyers, STR investors, or remote workers
3 Condition Offset:
○ The main home is dated (wallpaper, tile counters, emerald carpet), but it’s in immaculate shape, allowing you to price above sold comps but still below
more modern, high-acreage actives
4 Strategic Positioning:
○ Sits
$100K–$200K above recent sales to reflect added finished space
○ Still well below top active price point of $1.899M when adjusted for dual-structure value
Summary
Price Recommendation:
$2,175,000
Strategic Range: $2 1M – $2 25M
● Attracts attention under $2 2M
● Gives negotiating room while commanding premium for unique layout
Estimated Listing Price
Based on the most recent active and sold listings in your area:
● Average Price/SqFt (Sold Comps): ~$531 (Calculated from sold average: $1,306,850 ÷ 2,458 sq ft)
● Adjusted Total Finished SqFt for Subject Property: 2,525 (main home) + 1,500 (finished second dwelling) = 4,025 sq ft
Estimated Market Value:
4,025 sq ft × $531 = ~$2,137,275
Suggested Listing Range:
$2.1M – $2.25M
This range:
● Reflects your above-average size and unique dual-dwelling layout
● Accounts for your immaculate (though dated) main home
● Stays competitive against active listings, while exceeding solds based on added finished space
This range positions you competitively, while showcasing your property’s flexibility, size, and long-term potential.
● Justify unique multi-use layout and dwellings
● Allow buyers to budget for interior updates
● Stay competitive against updated single-structure listings on more land
Strengths:
✅ Dual-Dwelling Layout – Rare & Valuable
✅ Turnkey Condition
✅ Usable Acreage in Tumalo
✅ Studio setup with plumbing & 220V
Buyer Opportunities:
�� Cosmetic updates = customization potential
�� Great for remote work, guests, STR, or multi-gen living
Recommended Price Positioning
● Estimated Market Value: ~$2,137,275
● Strategic Listing Range:
➤ $2.1M – $2.25M
● This range balances:
✓ Finished second dwelling value
✓ Current interior condition
✓ Buyer renovation flexibility
Marketing Approach
● �� Pro Photography + Drone + Floorplans
● �� Featured on Luxury Platforms & Social Media
● �� Targeted Outreach to Relocation & Multi-Gen Buyers
● �� Optional: Light staging to enhance potential
Comparable properties used were the closest comparable properties sold in the area in the previous 12 months.
6 5755 CL I N E FA L L S ROA D
CL O SED : 10 / 2 4/ 20 2 4
$1,227,500 2,616 Sq. Ft. 19.58 Acre Lot
3 Bed | 3 Bath Built: 1993 DOM: 59
6 530 0 CO N CO RD E L A N E
CL O SED : 3/ 0 5/ 20 25
$1,050,000 1,744 Sq. Ft. 9.81Acre Lot
3 Bed | 3 Bath Built: 1981 DOM: 136
6 5161 H I GH L A N D ROA D
CL O SED : 12/ 10 / 20 2 4
$1,499,900 2,720 Sq. Ft. 5.03 Acre Lot
4 Bed | 3 Bath Built: 1973 DOM: 271
20 160 T U M A L O ROA D
CL O SED : 5/ 15/ 20 25
$1,450,000 2,752 Sq Ft 10 31Acre Lot
4 Bed | 3 Bath Built: 1920 DOM: 0
Comparable properties are the closest comparable properties currently listed for sale.
ActiveCompsUsed
19395 I N N ES M A RK ET ROA D
L I ST D A T E: 5/ 0 7/ 20 25
$1,899,000 2,545 Sq. Ft. 9.95 Acre Lot
3 Bed | 2 Bath Built: 1992 DOM: 49
20 375 M A RSH ROA D
L I ST D A T E: 6/ 25/ 20 25
$1,695,000 2,908 Sq. Ft. 9.93 Acre Lot
3 Bed | 3.5 Bath Built: 2004 DOM: 0
6 5230 SM O K EY RI D GE ROA D
L I ST D A T E: 4/ 0 7/ 20 25
$1,299,000 2,194 Sq. Ft. 9.4 Acre Lot
3 Bed | 2 Bath Built: 1998 DOM: 79
6 5160 SW A L L EY ROA D
L I ST D A T E: 2/ 0 1/ 20 25
$1,449,900 4,906 Sq. Ft. 9.25 Acre Lot
5 Bed | 4 Bath Built: 1977 DOM: 142
