A recent Automated Valuation Model (AVM) pulled these comps:

 

 

 

. SALE DATE SALE PRICE LOAN AMOUNT SELLER BUYER

 

 

. ADDRESS DIST (MI) SALE PRICE SALE DATE LIVING SF LOT SF BED BATH YEAR BUILT 1 3880 ELMHURST PL 0.85 $415,000 01-APR-2009 2,214   4 1.00 1960 2 130 CHEROKEE WAY 0.99 $445,000 31-MAR-2009 1,764   4 1.00 1965 3 4135 MOORHEAD AVE 0.84 $359,900 12-MAR-2009 2,050   4 2.00 1960 4 857 ROXWOOD LN 0.66 $347,000 11-MAR-2009 1,982   3 1.00 1974 5 4760 CHEYENNE CT 0.85 $364,000 13-JAN-2009 2,220   4 1.00 1966 6 100 CHEROKEE WAY 0.99 $360,000 12-JAN-2009 2,058   5 1.00 1964 Detailed property information is provided on the next page.

 

Compensating Factors:

 

These are not suitable comps for this property.  Talbot Road is unique and different than these streets, as it is a non-connecting road.  Simply put, these are highly trafficked roads and not comparable.

 

A good comparison lies two doors down and across the street at 4620 Talbot Dr. and here is the Boulder County Record:

 

Address: 4620 Talbot Dr
City:	Boulder	Account #:	R0012325
Neighborhood:	Country Club	Parcel:	146333309004
Subdivision:	Park East 1 Bo	STR:	33-1N-70
Class:	Single Family Residence	Tax Area:	0010
Design:	Bi-Level	Built:	1967
Legal Desc.:	LOT 4 BLK 2 PARK EAST 1 004620 TALBOT DR BOULDER

 

Square Footage			Rooms
Level	Total	Finished	Total Rooms:	8
Main Level:	942	942	Bedrooms:	4
Upper Level:	0	0	Full Baths:	1
Basement:	864	736	3/4 Bath:	1
Other Res. Struct.:	0	0	Half Bath:	0
Other Non-Res. Struct.:	0	0
Garage/Carport:	264	264
Studio:	0	0

 

Deeds Deed # Date Sales Price 2921540 4/7/2008 $423,000 1539302 8/14/1995 $194,000 1167717 3/13/1992 $124,000 858553 9/19/1967 $209,000

 

 

The living square feet is listed as: 942+736=1678

However, as can be seen in the description from the County, as well as this video below, this house is a split-level so nearly half of the square footage is “basement” level and price comps should be adjusted higher for 4625 Talbot significantly.

 

 

There is also another much more relevant comp with similar SOLD price and adding to the evidence for much higher value for 4625:  

 

Property Record Search Detail for 2009
New Search	6/10/2009 5:16:33 PM

Address: 4633 Talbot Dr
City:	Boulder	Account #:	R0009675
Neighborhood:	Country Club	Parcel:	146333308022
Subdivision:	Park East 1 Bo	STR:	33-1N-70
Class:	Single Family Residence	Tax Area:	0010
Design:	Split Level	Built:	1967
Legal Desc.:	LOT 22 BLK 1 PARK EAST 1 PROPERTY ADDRESS: 004633 TALBOT DR BOULDER

Square Footage			Rooms
Level	Total	Finished	Total Rooms:	7
Main Level:	1,150	1,150	Bedrooms:	3
Upper Level:	0	0	Full Baths:	1
Basement:	575	575	3/4 Bath:	1
Other Res. Struct.:	0	0	Half Bath:	0
Other Non-Res. Struct.:	0	0
Garage/Carport:	689	689
Studio:	0	0

Deeds Deed # Date Sales Price 2964894 11/17/2008 $413,000

 

 

4625 Talbot has 1954 square feet of fully livable square footage on the top two floors PLUS an additional 832 available square feet in the basement as per County Records:

 

Address: 4625 Talbot Dr
City:	Boulder	Account #:	R0014809
Neighborhood:	Country Club	Parcel:	146333308019
Subdivision:	Park East 1 Bo	STR:	33-1N-70
Class:	Single Family Residence	Tax Area:	0010
Design:	2 - 3 Story	Built:	1966
Legal Desc.:	LOT 19 BLK 1 PARK EAST 1 PROPERTY ADDRESS: 004625 TALBOT DR BOULDER

 

Square Footage			Rooms
Level	Total	Finished	Total Rooms:	8
Main Level:	1,060	1,060	Bedrooms:	4
Upper Level:	894	894	Full Baths:	1
Basement:	832	0	3/4 Bath:	1
Other Res. Struct.:	0	0	Half Bath:	1
Other Non-Res. Struct.:	0	0
Garage/Carport:	406	406
Studio:	0	0

 

 

 

Additionally, 4625 Talbot sits on a semi-cul-de-sac and has a breathtaking oversized lot enclosed with a custom top-of-the-line fence.

 

Thorough Comparative Market Analysis will reveal that $511,250 is a below market, priced-to-sell BCE Selling Price.

 

See more on Home Values and Appraisals with Boulder Homes for Sale help.

 

 

 

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