As someone who does pretty

[urbanrealtor]

As someone who does pretty much all my business in that pocket, I think the asking range is spot-on.

The area of comparability is best bounded by 30th on the west, 805 on the east and northeast, 15 on the southeast, University on the north, and Ash on the south.

In that area, there have been 26 2br/1ba houses less than 1000 sqft on the market in the last 6 month.

Of those, 8 have closed escrow.

The mean closing price is about $425,000.

Here is a CMA:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1955407183&s=SND&t=SND&g=1

Here are the listings in detail:
http://tempo5.sandicor.com/Pub/EmailView.asp?r=1323884317&s=SND&t=SND

As a buyer’s agent I would try to knock the price down but that particular type of product in that area consistently sells in that range.

The property is neither over nor under based on current data.

Caveat:
Current data (stuff that has closed) does not include stuff that is about to close or is in escrow now.