RE: 2517 E Indianola Ave, Phoenix, AZ 85016. Thank you for the opportunity. Below is our full as-is cash valuation — comparable sales, the itemized renovation scope required to reach market, the property's condition & possession status, and the acquisition price the numbers support.
Subject Property
| Beds / Baths | 3 / 1 |
| Living area | 1,346 SF |
| Lot | 8,137 SF |
| Year built | 1951 |
| Parking | 1 carport · no garage |
| Subdivision | Rugee Vista |
| Owner of record | Hilsinger (WD 07/2023) |
| Assessor APN | 119-04-085 |
| Full cash value (2027) | $356,500 |
Condition & Possession
SOLD AS-IS · SIGHT UNSEEN
| Occupancy | Tenant · no lease |
| Possession | Eviction filed at close |
| Interior access | None — sight unseen |
| Configuration | 3/1 — needs 2nd bath |
| Ask price | $287,000 |
County Assessor Sketch & Record (Maricopa County · APN 119-04-085)
Source: Maricopa County Assessor parcel record. 1,346 SF main structure on an 8,137 SF lot; carport, no garage. Owner Erin Hilsinger (Warranty Deed recorded 07/12/2023).
After-Repair Value — Renovated Comparables (85016, 3-bed, past 7 mo)
| Comparable sale | Sold | Bd/Ba | SF | $/SF | Closed |
|---|---|---|---|---|---|
| 1911 E Montebello Ave | $675,000 | 3/2 | 1,232 | $548 | May '26 |
| 2623 E Pierson St | $820,000 | 3/2 | 1,685 | $487 | Jun '26 |
| 3507 N 26th Pl | $620,000 | 3/2 | 1,334 | $465 | Jul '26 |
| 1808 E Luke Ave | $620,000 | 3/2 | 1,377 | $450 | Apr '26 |
| 2226 E Devonshire Ave | $591,000 | 3/2 | 1,379 | $429 | Jun '26 |
| 3111 E Mulberry Dr | $515,000 | 3/2 | 1,187 | $434 | Jan '26 |
Renovated 3/2 sales in the Camelback/Arcadia-Lite corridor range $515K–$820K ($429–$548/SF). Applied conservatively at the subject's block (south of the premium core) and as a 3/2 post-renovation, we hold ARV = $540,000 (~$401/SF). Source: ARMLS closed sales + Maricopa County Assessor.
Renovation Scope of Work — Full Gut to Market Finish
| Demo, dumpster & haul-off | $6,000 |
| Roof — tear-off & new (1951 structure) | $11,000 |
| Electrical — full rewire + 200A panel | $12,000 |
| Plumbing — full repipe | $10,000 |
| HVAC — new system & ductwork | $9,000 |
| Add 2nd bathroom — rough-in + finish | $15,000 |
| Kitchen — cabinets, quartz, appliances (high-end) | $24,000 |
| Existing bath — full remodel | $9,000 |
| Flooring — LVP / tile throughout | $10,000 |
| Windows — dual-pane replacement | $8,000 |
| Drywall, insulation & interior/exterior paint | $11,000 |
| Landscaping & curb appeal | $6,000 |
| Water heater, lighting, fixtures & hardware | $5,000 |
| Permits, engineering & misc | $4,000 |
| Contingency — sight-unseen / tenant condition | $5,000 |
| Total renovation budget | $145,000 |
Scope reflects a 1951 home taken to the finish level the $500K+ comps require, including adding a 2nd bathroom to convert the 3/1 to a market-standard 3/2, plus a sight-unseen contingency. Budget is an estimate pending interior access.
Acquisition Basis — What the Deal Supports
| After-repair value (ARV) | $540,000 |
| Renovation (itemized above) | −$145,000 |
| Cost of sale (~10%) | −$54,000 |
| Holding, eviction & carry (~6 mo) | −$35,000 |
| Project risk & return | −$68,000 |
| Supported acquisition price (incl. closing) | ≈ $238,000 |
Key Risks Priced In
- Sight unseen — no interior access; heavy repair contingency.
- Tenant + eviction filed — 30–90 day possession, legal cost, condition risk.
- 3/1 layout — every comp is a 3/2; a 2nd bath is required.
- 1951 construction — likely electrical, plumbing, HVAC, roof, foundation.
- No garage — carport only; no ADU/casita upside.
$238,000 all-in (acquisition & closing included). Cash close on/before 08/31/2026 · no inspection contingency · we assume possession.
Disclaimer. Internal cash-purchase valuation prepared by Desert Wolf Developers for negotiation only. ARV, comparable, and renovation figures are estimates from public records and third-party MLS closed-sale data — not appraisals or guarantees of value. Subject to interior inspection, clear title, and final underwriting. Not an offer of representation. Desert Wolf Developers · ROC #364568.