2285 Angelbluff Dr

Comparable inventory in the Angelbluff neighborhood skews 5–10 years older than the subject, giving the 2012 build a meaningful condition advantage. Of the eight closed sales pulled from PPAR within a 0.5-mile radius over the past 90 days, six were built before 2005; those comps required upward age adjustments averaging $9,200 before being weighted into the final range.

Recent 2-story builds on similar lot sizes (0.20–0.28 ac) sold 3–5% above their county assessor values, confirming buyer appetite for newer inventory in this submarket. The finished-basement premium is running $8K–$12K based on three paired sales — 2194 Angelbluff (finished) vs. 2310 Angelbluff (unfinished) being the cleanest pair. The 2-car attached garage matches the neighborhood norm and carries no net adjustment relative to comps.

The recommended range of $425,000–$445,000 reflects the adjusted midpoint of $434,500 with a ±$9,500 band consistent with a 92% confidence interval. Listing at $439,900 splits the range and preserves room to negotiate without inviting low-ball activity. A price above $449,000 would require a comp not yet in the dataset; below $419,000 would leave verifiable equity on the table.