SPECIMEN · COMPLETE FILE · ANONYMIZED
This is what lands on the table at the sitting.
A real file, addresses and names redacted, numbers altered. Six sections, four to six pages, one conclusion. Read it the way a seller on this street did in May — top to bottom, then §3 twice.
EVERY REAL FILE FOLLOWS THIS SHAPE · YOURS IS BUILT FRESH FROM YOUR STREET
INSIDER REALTY · FIELD FILE
THE INSIDER FILE
IF-2605-░░░
SUBJECT STREET
▮▮▮▮▮▮▮▮▮▮ CT · TEMECULA · 92592
PREPARED FOR
▮▮▮▮▮▮ ▮▮▮▮▮▮▮ · OWNER, 11 YRS
1-ON-1 DELIVERY ONLY · NOT FOR CIRCULATION
§1 · Your street, last 24 months
Six events. One pattern.
| When | Address | Event | Number | The note |
|---|---|---|---|---|
| MAY 2026 | ▮▮▮▮▮ CT | SOLD | $751,000 | +$11k over ask · 9 days · jumbo |
| APR 2026 | ▮▮▮▮▮ CT | SOLD | $688,000 | at ask · 34 days · FHA |
| APR 2026 | ▮▮▮▮▮ CT | SOLD | $642,000 | −$18k under · 51 days · cash |
| MAR 2026 | ▮▮▮▮▮ CT | CUT | −$20,000 | day 31 — the launch was priced away |
| FEB 2026 | ▮▮▮▮▮ CT | SOLD | $695,000 | −$5k under · 28 days · conventional |
| DEC 2025 | ▮▮▮▮▮ CT | EXPIRED | — | listed $779k by ▮▮▮▮▮▮ · never adjusted · relisting likely |
The read
Homes priced inside the band sell in under five weeks. The two failures on this street — the March cut and the December expiry — were both launch-pricing errors, and one of them is about to relist. Your window is before that inventory returns.
§2 · The buyer pool
Who your home draws, in its current condition
Financing mix · your band, 90 days
-
Conventional
52%
-
FHA
21%
-
VA
14%
-
Cash
13%
Your home, well-kept but with the original roof, currently draws the FHA FAMILY and MOVE-UP LOCAL archetypes. Complete Move 1 (§5) and the RELOCATION EXEC pool opens — the cohort that paid +$11k over ask in May.
The read
A third of this pool needs the home to appraise. The stretch price costs you those buyers on day one — and the May close proves the premium cohort pays over ask only when the file is clean.
§3 · The agent field
The two agents on your counter, and us
▮▮▮▮▮▮▮▮▮▮ (courting you)
L2S 94.1%
DOM 47d
CUTS 6 of 11
Lists high to win the signature, cuts by day 40. Their sellers lose the launch.
▮▮▮▮▮▮▮ (the postcard)
L2S 96.6%
DOM 31d
CUTS 3 of 14
Volume operator. Fine record, fourteen active files — you will be the fifteenth.
INSIDER REALTY
L2S 98.9%
DOM 24d
CUTS 1 of 9
Our record in this band, in this file, same columns. The table argues; we do not.
FACTUAL MLS RECORD, TRAILING 12 MO, THIS BAND · NAMES UNREDACTED AT THE SITTING · NO MOTIVE CLAIMS, PATTERNS ONLY
§4 · Risk & insurability
What the buyer's insurer will say about your street
Wildfire (WUI)
MODERATE
Outside the severity zone, 0.6 mi from its edge. Defensible-space photos help the file.
Insurance market
2 CARRIERS
Still writing new policies on this street. One left in Q4. FAIR Plan not yet the default — keep it that way.
Fault / seismic
LOW
4.1 mi from the Elsinore trace. Standard disclosure, no premium impact.
Ground / drainage
EXPANSIVE
Tract-typical clay. Two neighbors repaired hairline slab cracks — disclose the soil, show the maintenance.
§5 · The three moves
What changes your number, in dollars
MOVE 1
$9,000 → +$25,000
South-slope underlayment is at end of life. Fix it now or hand a buyer’s inspector the negotiation. The gap between those two numbers is the biggest lever on this sheet.
MOVE 2
$0 → keeps 1/3 of pool
Pre-pull an insurance quote from the two carriers still writing this tract. FHA and VA buyers — a third of your pool — walk when insurability is a question mark in escrow.
MOVE 3
$1,800 → faster launch
Sewer-lateral scope + report in the disclosure package. Pre-1990 street, two prior root-intrusion repairs on record. Answering the question before it is asked is worth days.
§6 · The number
Defend, list, stretch — argued from the file
DEFEND
$742k
HOLDS IN ANY MARKET
LIST
$759k
AFTER MOVES 1–3
STRETCH
$775k
COSTS THE FHA POOL
The file recommends $759k after the three moves: under the psychological $760 line, inside appraisal-safe comps, open to the full pool — with the May close as the ceiling proof. The expired listing at $779k is the cautionary tale one door down.
Epilogue · what this seller did
Made the roof move, listed at $759k, took the relocation buyer at $767k on day 12.
The competing agent's proposed list was $779k — the same number that expired one door down. The file is mock; the shape of that decision is exactly what it exists for.
SPECIMEN ONLY · ALL FIGURES ALTERED · YOUR FILE IS BUILT FRESH FROM YOUR STREET'S RECORD