Comprometido a Maximizar el Valor de 53 Carolina Ave
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01
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03
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02
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04
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06
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05
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Revised Market Analysis & Listing Strategy
53 Carolina Avenue
Providence, Rhode Island
Bungalow · 1,518 SF Above Grade · 3 Baths · Built 1930 · Lot 3,484 SF · 1 Garage
↻ Revised — 3-Bath Correction Applied · Active Competition Impact Analysis
Subject Property
Abv Gr LivSF
1,518
Client Corrected
Blw Gr LivSF
1,000
CSV Data
Baths Full
3
Client Corrected
Year Built
1930
Public Records
Lot Size
3,484
Square Feet
Garage
1
Space
Why 3 Baths Changes Everything
Correcting to 3 baths fundamentally redefines the subject's competitive set. Only 2 of 7 active listings also have 3 baths — 52 Cactus Street and 175 Montgomery Avenue. These two properties now become the subject's direct rivals and their DOM/pricing data sets the true market ceiling for 3-bath homes in this segment. The previous strategy ($459,900) was built without this bath context and must be revised downward.
Direct Rival #1 — 52 Cactus Street (3 Beds / 3 Baths)
Subject Property
53 Carolina Avenue
Above-Grade SF1,518
Baths3
Year Built1930
Lot SF3,484
List PriceTBD
DOMNew Listing
VS
⚠ Stale — Floor Warning
52 Cactus Street
Above-Grade SF1,654 (+136)
Baths3 ← Same
Year Built1930 ← Same
Lot SF2,819 (smaller)
List Price$399,900
DOM130 days ⚠
Critical floor signal: 52 Cactus Street has 136 more SF, the same 3 baths, the same 1930 build year, but a smaller lot — and buyers have rejected it for 130 days at $399,900. The subject has 136 fewer SF but a larger lot (3,484 vs 2,819 SF). Pricing subject at or near $399,900 would position it in direct competition with a stale listing that buyers are actively avoiding. The subject must differentiate upward — but Cactus proves 3 baths alone does not command premium absorption without competitive positioning.
Direct Rival #2 — 175 Montgomery Avenue (5 Beds / 3 Baths)
Subject Property
53 Carolina Avenue
Above-Grade SF1,518
Baths3
Year Built1930
Lot SF3,484
List PriceTBD
DOMNew Listing
VS
Active Ceiling — 3-Bath Segment
175 Montgomery Avenue
Above-Grade SF1,452 (−66)
Baths3 ← Same
Year Built1920
Lot SF4,356 (larger)
List Price$439,900
DOM56 days ⚠
Active 3-bath ceiling: 175 Montgomery is the only 3-bath listing priced above $399,900. At $439,900 with 56 DOM, it is showing signs of resistance. Subject has 66 more SF (a genuine advantage) but a smaller lot (3,484 vs 4,356 SF). Pricing the subject at $439,900 creates a direct, favorable size comparison. Pricing above $439,900 enters uncharted territory — no 3-bath active listing supports a higher price point.
Full Active Competition — All 7 Listings
| Address | Type | SF | List Price | $/SF | DOM | Lot | Yr | Beds | Baths |
|---|---|---|---|---|---|---|---|---|---|
| 71 Colfax Street | Colonial | 1,232 | $399,000 | $323.86 | 19 | 3,900 | 1997 | 3 | 1 |
| 273 Montgomery Ave | Colonial | 1,074 | $399,900 | $372.35 | 25 | 1,399 | 1910 | 4 | 2 |
| 139 Early Street | Colonial | 1,080 | $399,900 | $370.28 | 61 ⚠ | 2,892 | 1925 | 5 | 2 |
| 52 Cactus Street ★ | Colonial | 1,654 | $399,900 | $241.78 | 130 ⚠ | 2,819 | 1930 | 4 | 3 |
| 55 Homer Street | Cottage | 1,188 | $410,000 | $345.12 | 48 | 3,049 | 1930 | 4 | 2 |
| 175 Montgomery Ave ★ | Colonial | 1,452 | $439,900 | $302.96 | 56 ⚠ | 4,356 | 1920 | 5 | 3 |
| 61 Cyr Street | Raised Ranch | 1,104 | $469,000 | $424.82 | 241 ⚠ | 3,049 | 2007 | 4 | 2 |
| ★ Direct 3-bath rivals. Highlighted rows = subject's primary competitive set. Active avg DOM: 82.9 days. 4 of 7 listings exceed 45 DOM — clear absorption issue across the active field. | |||||||||
Sold Comparables — Intrinsic Value Basis
| Address | SF | Sold Price | $/SF (Calc) | DOM | Lot | Yr Blt | Baths |
|---|---|---|---|---|---|---|---|
| 183 Alabama Avenue | 1,200 | $410,000 | $341.67 | 1 | 6,400 | 1930 | 2 |
| 33 Marion Avenue | 1,300 | $425,000 | $326.92 | 89 | 3,485 | 1930 | 1 |
| 183 Baker Street | 1,209 | $429,900 | $355.58 | 13 | 9,050 | 1940 | 2 |
| Note: All 3 sold comps have 1–2 baths. Subject's 3 baths is a step-up feature not directly reflected in sold data — the bath premium must be evaluated against active competition, not sold comps. | |||||||
Lowest $/SF
$326.92
33 Marion Ave
Highest $/SF
$355.58
183 Baker St
Avg $/SF
$341.39
3-comp mean
Weighted $/SF
$341.04
$1,264,900 ÷ 3,709
Median $/SF
$341.67
Middle value
Method A
Simple Average $/SF
1,518 × $341.39
$518,231
Method B
Weighted Average $/SF
1,518 × $341.04
$517,699
Method C
Median $/SF
1,518 × $341.67
$518,655
Intrinsic Value Range — Methods A & B
$517,699 — $518,231
Based on sold comps (1–2 bath properties) · Subject's 3-bath feature adds qualitative premium not captured in sold data · Active market will not support this price
Strategy Revision — Previous vs. Updated
What Changed & Why
| Previous Recommendation | $459,900 | Based on SF only — bath data unknown |
| Revised Recommendation | $439,900 | 3-bath direct rivals set the ceiling at $439,900 |
| Reason for Change | With 3 baths confirmed, subject's true competitors are 52 Cactus (130 DOM, $399,900) and 175 Montgomery (56 DOM, $439,900). No 3-bath listing in the active market is priced above $439,900. Pricing at $459,900 would set a new ceiling with zero comparable support — high stale risk. | |
Revised Listing Price Strategies
Strategy A — Recommended
$439,900
✦ Best Position
Price Per SF$289.79/SF
vs. 175 MontgomerySame price, +66 SF advantage
vs. 52 Cactus+$40K, but fresher listing
vs. Intrinsic Value$77,799 below model
3-Bath Market CeilingMatches exactly
Matches the only active 3-bath ceiling ($439,900) while offering 66 more SF. Buyers comparing 175 Montgomery will choose the subject — same price, more space, fresher listing. Positions at the top of the proven 3-bath market range without exceeding it.
Strategy B — Fast Sale
$429,900
Speed Priority
Price Per SF$283.20/SF
vs. 175 Montgomery$10K less, +66 SF
vs. 52 Cactus+$30K, 136 less SF
vs. Intrinsic Value$87,799 below model
Expected DOMUnder 20 days est.
Undercuts the only comparable 3-bath listing by $10K while delivering 66 more SF. Creates a compelling value story that should drive early showings and potentially multiple offers. Ideal if seller's priority is speed over maximum price.
Strategy C — Ceiling Test
$449,900
⚠ High Risk
Price Per SF$296.38/SF
vs. 175 Montgomery$10K above, +66 SF
vs. 52 Cactus+$50K, 136 less SF
vs. Intrinsic Value$67,799 below model
3-Bath SupportNone above $439,900
Exceeds the 3-bath active ceiling by $10,000. The 66 SF advantage over 175 Montgomery may justify a modest premium for the right buyer — but no comparable data supports this price. Risk of extended DOM leading to a price reduction and stale stigma.
Revised Recommended Listing Price
$439,900
Strategy A — Competitive Positioning at the 3-Bath Market Ceiling
$289.79 per SF · 1,518 SF · 3 Baths · Providence, RI
Matches 175 Montgomery Avenue (only active 3-bath comp at this price) · +66 SF size advantage
$40,000 above 52 Cactus Street (130 DOM, 3-bath floor warning) · $77,799 below intrinsic value
Matches 175 Montgomery Avenue (only active 3-bath comp at this price) · +66 SF size advantage
$40,000 above 52 Cactus Street (130 DOM, 3-bath floor warning) · $77,799 below intrinsic value
Previous recommendation of $459,900 revised downward — 3-bath correction anchors active ceiling at $439,900
Data-Driven Analysis Notes
- 3-Bath Segment is Narrow: Only 2 of 7 active listings share the subject's 3-bath feature — 52 Cactus ($399,900, 130 DOM) and 175 Montgomery ($439,900, 56 DOM). This creates a tight, well-defined price band of $399,900–$439,900 for 3-bath properties currently on the market.
- Floor Warning — 52 Cactus Street: A 3-bath, 1,654 SF, 1930-built home has been rejected by buyers at $399,900 for 130 days. Subject has 136 less SF but a larger lot (3,484 vs. 2,819 SF). Pricing near the floor is not the solution — differentiated positioning above Cactus is required.
- Ceiling Signal — 175 Montgomery Avenue: The only 3-bath listing with real buyer interest is at $439,900 (56 DOM). Subject offers 66 additional SF at the same price — a direct upgrade. This is the most favorable positioning available in the current active field.
- Intrinsic Value vs. Market Reality: Sold-based intrinsic value ($517,699–$518,231) exceeds the entire active market. All sold comps had 1–2 baths, meaning the bath premium is qualitatively positive but the active market does not yet reflect it in closed prices.
- Active Market DOM Warning: Average active DOM is 82.9 days. 4 of 7 listings exceed 45 DOM. This is a slow-absorption environment — pricing discipline is critical. An overpriced listing that stagnates typically sells for less than a well-priced original listing.
- Lot Size Context: Subject lot (3,484 SF) is larger than 52 Cactus (2,819 SF) — a modest advantage for the floor comparison — but smaller than 175 Montgomery (4,356 SF), the ceiling comp. Net lot position is neutral to slightly negative vs. the ceiling rival.
All data, calculations, and insights are derived exclusively from the attached CSV files with no external information, assumptions, or inferred values.
53 Carolina Avenue, Providence · Revised Listing Price Strategy — 3-Bath Active Competition Analysis
53 Carolina Avenue, Providence · Revised Listing Price Strategy — 3-Bath Active Competition Analysis