OpenComps + assessor-lookup Claude Session log

                                                                                                                     06:41 AM claude-fable-5

⏺ I'll use the opencomps and property-payload skills to guide this research-and-ingest task.

⏺ Skill(opencomps) ⎿ Successfully loaded skill ⎿ 2 PostToolUse hooks ran

⏺ Skill(property-payload) ⎿ Successfully loaded skill ⎿ 2 PostToolUse hooks ran

⏺ supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/find_property", body: {"address":"1082 S Nucla Street, Aurora, CO 80017"}) ⎿ { "result": [] }

⏺ supabase - postgrestRequest (MCP)(method: "GET", path: "/us_zips?zip=eq.80017&select=city,state_id,county_fips,county_name")

❯ Research "1082 S Nucla Street, Aurora, CO 80017", get it's assessment data and also any other data about the property that you can find (listings,
etc). Save that to our property database. This is our subject property for a UAD 3.6 appraisal.
06:41 AM claude-fable-5 ⏺ I'll use the opencomps and property-payload skills to guide this research-and-ingest task.

⏺ Skill(opencomps) ⎿ Successfully loaded skill ⎿ 2 PostToolUse hooks ran

⏺ Skill(property-payload) ⎿ Successfully loaded skill ⎿ 2 PostToolUse hooks ran

⏺ supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/find_property", body: {"address":"1082 S Nucla Street, Aurora, CO 80017"}) ⎿ { "result": [] }

⏺ supabase - postgrestRequest (MCP)(method: "GET", path: "/us_zips?zip=eq.80017&select=city,state_id,county_fips,county_name") ⎿ { "result": [ { "city": "Aurora", "state_id": "CO", "county_fips": "08005", "county_name": "Arapahoe" } ] }

⏺ assessor-lookup - list_counties (MCP) ⎿ { "counties": { "CO:El Paso": { "platform": "spatialest", "slug": "elpaso", "state": "co" }, "CO:Denver": { "platform": "spatialest", "slug": "denver", "state": "co" }, "CO:Douglas": { "platform": "spatialest", "slug": "douglas", "state": "co" }, "CO:Jefferson": { "platform": "jeffco", "state": "co" }, "CO:Arapahoe": { "platform": "arapahoe", "state": "co" }, "CO:Adams": { "platform": "adams", "state": "co" }, "CO:Clear Creek": { "platform": "eagleweb", "base": "https://assessor.co.clear-creek.co.us/eagleassessor", "state": "co" }, "CO:Boulder": { "county": "Boulder", "platform": "co_parcel_api", "source": "discovered", "state": "co", "tier": 2 } }, "count": 8 }

                                                                                                                     06:42 AM claude-fable-5

⏺ Subject isn't in the database yet, and the assessor-lookup MCP covers Arapahoe County. I'll pull the assessor record inline and fan out a researcher for listings/market data in parallel.

⏺ assessor-lookup - lookup_property (MCP)(county: "arapahoe", state: "co", address: "1082 S Nucla St, Aurora, CO 80017") ⎿ { "status": "timeout", "address": "1082 S Nucla St, Aurora, CO 80017", "error": "" }

⏺ property-researcher(Research 1082 S Nucla St) ⎿ Prompt: Deep-research this single property on the open web and return ONE structured ingest payload per the property-payload contract:

   Subject: 1082 S Nucla Street, Aurora, CO 80017 (Arapahoe County, county_fips 08005). Role: "subject" — this is the subject property for a
   UAD 3.6 residential appraisal.

   Division of labor: the orchestrator is fetching the rung-1 assessor baseline (APN, owner, assessed values, GLA/beds/baths/year built) from
   the Arapahoe County assessor via MCP in parallel. Your job is everything else:

   - Listing history: current or past listings (Zillow, Redfin, Realtor.com, Homes.com, Trulia — search snippets and cached pages often work
   when the sites 403). Asking prices, list dates, status, days on market, listing descriptions (condition, updates/renovations, features).
   - Sale history: past sale dates and prices as published by listing sites or news.
   - Physical details as listing sites describe them: GLA, beds, baths (full/half), basement (finished/unfinished sqft), garage spaces,
   stories, lot size (convert acres to sq ft), year built, construction/style, condition/quality clues, HOA if any.
   - Rental history if it was ever listed for rent (unit rents / rental listings).
   - Geocode via US Census onelineaddress endpoint for lat/lon.
   - Neighborhood/subdivision name if published.

   Data discipline: record only what a source states, everything unverified, every fact traceable to a source_url with retrieved_on (today is
   2026-07-10). Assessor/public-record facts you happen to encounter may be included but will be outranked/merged at the funnel — do not spend
   your budget re-scraping the assessor. Note that Aurora also has an "S Nucla Way" — make sure every source you use is for S Nucla STREET, not
   Way, and matches ZIP 80017.

   Return the single JSON payload as your final message, no prose around it.

⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/find_property", body: {"address":"1082 S Nucla Street, Aurora, CO 80017"}) ⎿ Web Search("1082 S Nucla Street Aurora CO 80017") ⎿ Bash(ax --version 2>&1 || echo "no ax") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Fetch(url: "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", prompt: "Extract all property details: beds, ⎿ Fetch(url: "https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317", prompt: "Extract all property ⎿ Web Search(""1082 S Nucla St" Aurora CO zillow") ⎿ Web Search(""1082 S Nucla St" Aurora CO redfin") ⎿ Allowed by auto mode classifierrbidden. ⎿ Allowed by auto mode classifierrbidden. ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search(""1082 S Nucla" Aurora 80017 homes.com") ⎿ Web Search(""1082 S Nucla" Aurora 80017 trulia") ⎿ Web Search(""1082 S Nucla St" Aurora CO sold price history") ⎿ Fetch(url: "https://www.zillow.com/homedetails/1082-S-Nucla-St-Aurora-CO-80017/", prompt: "Extract all property details: beds, baths, square ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifierrbidden. ⎿ Bash(ax "https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317" 2>&1 | head -100) ⎿ Fetch(url: "https://www.corcoran.com/listing/for-sale/nucla-st-aurora-co-80017/90630542/regionId/109", prompt: "Extract all property details ⎿ Web Search(""1082 S Nucla" Aurora CO "MLS" listing description") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifierrbidden. ⎿ Allowed by auto mode classifier ⎿ Bash(ax "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/" 2>&1 | head -200) ⎿ Web Search(""MLS #2175853" Aurora Nucla") ⎿ Web Search(""MLS #8770061" OR "MLS 8770061" Aurora Nucla") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search("1082 S Nucla St Aurora CO 80017 zpid site:zillow.com") ⎿ Web Search(""1082 S Nucla St" Aurora realtor.com") ⎿ Fetch(url: "https://www.countyoffice.org/s-nucla-st-aurora-co-property-records/", prompt: "Find any property record details for 1082 S Nucla ⎿ Allowed by auto mode classifierrbidden. ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Bash(ax "https://r.jina.ai/https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317" 2>&1 | head -300) ⎿ Bash(ax "https://r.jina.ai/https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/" 2>&1 | head -300) ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Bash(ax "https://r.jina.ai/https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/" --all 2>&1 | tail -c 6000) ⎿ Bash(ax "https://r.jina.ai/https://www.zillow.com/homedetails/1082-S-Nucla-St-Aurora-CO-80017/13066103_zpid/" 2>&1 | head -400) ⎿ Allowed by auto mode classifiersting Office - eXp Realty, LLC\n\nSource: IRESMLS ![Image 1: mls ⎿ Allowed by auto mode classifier ⎿ Bash(ax "https://r.jina.ai/https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/" --all 2>&1 > ⎿ Bash(ax "https://r.jina.ai/https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317" -H "x-no-cache: ⎿ Allowed by auto mode classifier CO 80017 | MLS# 8770061 | 20 Photos - Movoto ⎿ Allowed by auto mode classifier ⎿ Web Search("1082 S Nucla St Aurora CO 80017 $545,000 price history") ⎿ Bash(ax "https://r.jina.ai/https://www.homes.com/property/1082-s-nucla-st-aurora-co/" 2>&1 | head -200) ⎿ Web Search(""1082 S Nucla" Aurora CO 80017 "sold" 20") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search(""1082 S Nucla" Aurora "10/27/2021" OR "2021-10-27" sold") ⎿ Web Search(""1082 S Nucla St" Aurora CO zillow price history sold 2021") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search("zillow.com "1082-S-Nucla-St-Aurora-CO-80017" zpid") ⎿ Bash(ax "https://r.jina.ai/https://www.zillow.com/homedetails/1082-S-Nucla-St-Aurora-CO-80017/13066117_zpid/" 2>&1 | head -60) ⎿ Web Search(""1082 S Nucla St" Aurora CO Redfin estimate") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search("redfin.com "1082-S-Nucla-St-80017"") ⎿ Bash(ax "https://r.jina.ai/https://www.redfin.com/CO/Aurora/1082-S-Nucla-St-80017/home/34725911" 2>&1 | head -150) ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search("remax.com "1082 S Nucla" "sold" "2021"") ⎿ Web Search(""1082 S Nucla St" Aurora "public records" sale history assessor") ⎿ Bash(ax "https://geocoding.geo.census.gov/geocoder/locations/onelineaddress?address=1082%20S%20Nucla%20St%2C%20Aurora%2C%20CO%2080017&benchmar ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Web Search(""1082 S Nucla" Aurora "October 2021" OR "Oct 2021" sold price") ⎿ Web Search("1082 S Nucla St Aurora CO rocket homes OR realtytrac OR foreclosure.com") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Bash(ax "https://r.jina.ai/https://blockshopper.com/co/arapahoe-county/cities/aurora/streets/nucla-st" 2>&1 | head -150) ⎿ Web Search("blockshopper "1082 S Nucla" Aurora") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Bash(python3 -c " ⎿ Allowed by auto mode classifier ⎿ Bash(true) ⎿ (No output) ⎿ Response: { "existing_property_id": null, "role": "subject", "address": { "street_number": "1082", "street_name": "S Nucla", "street_suffix": "St", "street_post_directional": null, "locality": "Aurora", "region": "CO", "postal_code": "80017", "lat": 39.69742205163, "lon": -104.794079475338 }, "property": { "name": "1082 S Nucla St", "property_type_code": "RES_SFD" }, "details": { "kind": "residential_details", "fields": { "gla": 2300, "bedrooms": 3, "bathrooms": 3, "bathrooms_full": 2, "bathrooms_half": 1, "year_built": 1979, "lot_size": 9148, "garage_spaces": 2 }, "extras": { "style": "Tri-Level (split-level)", "basement": "Partial basement, finished per listing description — additional family room and one non-conforming bedroom (no basement sqft stated by source)", "construction": "Frame, Concrete", "roof": "Composition; new Class 4 impact-resistant roof installed 2025", "heating": "Forced Air; new furnace 2023", "cooling": "Central Air, Ceiling Fan(s); new central AC 2023", "fireplace": "Gas, Family Room, one", "hoa_fee_monthly": 0, "hoa_present": false, "subdivision": "Tollgate Village", "neighborhood_label": "Center Pointe (Movoto neighborhood breadcrumb; MLS subdivision field says Tollgate Village)", "lot_features": "Cul-de-sac, level, paved", "utilities": "Public sewer, city water, electricity available", "appliances": "Dishwasher, refrigerator (new), washer, dryer, microwave", "ev_charger": "220V EV charger installed", "sewer_line": "New sewer line", "annual_tax_as_listed": 3440, "middle_school": "Mrachek", "high_school_district": "Adams-Arapahoe 28J", "county_as_listed": "Arapahoe", "source_urls": [ {"url": "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"} ] } }, "events": [ { "table": "property_listings", "fields": { "listing_kind": "for_sale", "status": "active", "list_price": 545000, "currency": "USD", 2023", "fireplace": "Gas, Family Room, one", "hoa_fee_monthly": 0, "hoa_present": false, "subdivision": "Tollgate Village", "neighborhood_label": "Center Pointe (Movoto neighborhood breadcrumb; MLS subdivision field says Tollgate Village)", "lot_features": "Cul-de-sac, level, paved", "utilities": "Public sewer, city water, electricity available", "appliances": "Dishwasher, refrigerator (new), washer, dryer, microwave", "ev_charger": "220V EV charger installed", "sewer_line": "New sewer line", "annual_tax_as_listed": 3440, "middle_school": "Mrachek", "high_school_district": "Adams-Arapahoe 28J", "county_as_listed": "Arapahoe", "source_urls": [ {"url": "https://www.movoto.com/aurora-co/1082-s-nucla -st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"} ] } }, "events": [ { "table": "property_listings", "fields": { "listing_kind": "for_sale", "status": "active", "list_price": 545000, "currency": "USD", "mls_number": "8770061", "listing_agent": "Tiffany Inniss (720-226-1920)", "listing_office": "eXp Realty, LLC", "description": "Move-in ready and packed with major updates, this tri-level home offers the space, privacy, and improvements that are increasingly hard to find. Situated on a quiet cul-de-sac with no HOA, the home sits on a generous 1/4-acre fenced lot. Kitchen features granite countertops, stainless steel appliances, a brand-new refrigerator and dishwasher, and a French glass door to a covered deck overlooking the private backyard with a storage shed. Living room with fireplace, formal dining room, family room, three bedrooms, three remodeled bathrooms, and a finished basement with an additional family room and a non-conforming bedroom. Popcorn ceilings removed throughout. Recent improvements: new Class 4 impact-resistant roof (2025), new furnace and central air conditioning (2023), new sewer line, newer garage door opener, 220V EV charger.", "source_url": "https://www.movoto.com/aurora-co/1082-s -nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "metadata": { "source_urls": [ {"url": "https://www.movoto.com/aurora-co/1082-s-n ucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"}, {"url": "https://www.remax.com/co/aurora/home-deta ils/1082-s-nucla-st-aurora-co-80017/4968746163230575317", "retrieved_on": "2026-07-10"} ], "mls_source_system": "IRESMLS" } } } ], "source_urls": [ {"url": "https://www.movoto.com/aurora-co/1082-s-nucla-st- aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"}, {"url": "https://www.remax.com/co/aurora/home-details/1082 -s-nucla-st-aurora-co-80017/4968746163230575317", "retrieved_on": "2026-07-10"}, {"url": "https://geocoding.geo.census.gov/geocoder/locatio ns/onelineaddress?address=1082+S+Nucla+St%2C+Aurora%2C+CO+8001 7&benchmark=Public_AR_Current&format=json", "retrieved_on": "2026-07-10"} ], "needs_research": false, "needs_public_records": false, "notes": "Verified this is S Nucla STREET (not Way) in ZIP 80017 — Census geocoder match confirms 'S NUCLA ST' address range 1000-1098 in 80017. Primary/most-current source is the live-fetched Movoto page (MLS #8770061, status Active, IRESMLS), which gives GLA 2,300 sqft, lot 0.21 acres (9,148 sqft), year built 1979, tri-level, 3bd/3ba (2 full + 1 half), 2-car garage, no HOA, subdivision Tollgate Village. List price of $545,000 is corroborated by multiple independent search-index snippets (Zillow-sourced aggregation) but was not visible in the directly-fetched Movoto markdown body (likely rendered client-side); treat list_price as high-confidence via cross-corroboration rather than a single direct page read. CONFLICTING/LOWER-CONFIDENCE figures seen in search-engine aggregation and not independently verified on a fetchable page: (a) GLA cited variously as 2,300 / 2,331 / 2,512 sqft and once as 1,710 sqft (Spokeo) — the 2,300 sqft figure is treated as authoritative since it comes directly from the live MLS-sourced Movoto page; (b) an 'off-market' snapshot at {"url": "https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317", "retrieved_on": "2026-07-10"}, {"url": "https://geocoding.geo.census.gov/geocoder/locations/onelineaddress?address=1082+S+Nucla+St%2C+Aurora%2C+CO+80017&benchmark=Publ ic_AR_Current&format=json", "retrieved_on": "2026-07-10"} ], "needs_research": false, "needs_public_records": false, "notes": "Verified this is S Nucla STREET (not Way) in ZIP 80017 — Census geocoder match confirms 'S NUCLA ST' address range 1000-1098 in 80017. Primary/most-current source is the live-fetched Movoto page (MLS #8770061, status Active, IRESMLS), which gives GLA 2,300 sqft, lot 0.21 acres (9,148 sqft), year built 1979, tri-level, 3bd/3ba (2 full + 1 half), 2-car garage, no HOA, subdivision Tollgate Village. List price of $545,000 is corroborated by multiple independent search-index snippets (Zillow-sourced aggregation) but was not visible in the directly-fetched Movoto markdown body (likely rendered client-side); treat list_price as high-confidence via cross-corroboration rather than a single direct page read. CONFLICTING/LOWER-CONFIDENCE figures seen in search-engine aggregation and not independently verified on a fetchable page: (a) GLA cited variously as 2,300 / 2,331 / 2,512 sqft and once as 1,710 sqft (Spokeo) — the 2,300 sqft figure is treated as authoritative since it comes directly from the live MLS-sourced Movoto page; (b) an 'off-market' snapshot at $475,000 (2,331 sqft) possibly reflecting a prior/withdrawn listing (search results also referenced an older MLS #2175853 for this same Movoto URL, superseded by the current MLS #8770061 on live fetch); (c) an unconfirmed prior-sale data point — 'sold 10/27/2021 for an estimated $483,630' — surfaced only in aggregated search synthesis with no traceable source page found; this could not be verified and is NOT recorded as a sale event, but is flagged here for the assessor/deed-record pull (transfer history, recorded sale prices) which the orchestrator is sourcing separately. Annual tax of $3,440 as stated on the MLS listing is a listing-side figure, not a verified tax-bill record. RE/MAX and Zillow direct pages returned bot-block pages (403/CAPTCHA) and were not usable beyond corroborating search snippets; Redfin, Trulia, Homes.com, and Corcoran likewise blocked automated fetch (403/CloudFront/Akamai) — no exact-address page secured on those platforms. No rental-listing history found for this address in any source checked." } ⎿ Done (45 tool uses · 75.9k tokens · 6m 23s) ⎿ 2 PostToolUse hooks ran

⏺ assessor-lookup - lookup_property (MCP)(county: "arapahoe", state: "co", address: "1082 S Nucla St, Aurora, CO 80017") ⎿ { "status": "success", "address": "1082 S Nucla St, Aurora, CO 80017", "property_id": "1975-17-4-10-031", "assessor_url": "https://gis.arapahoegov.com/arapamap/?find=1975-17-4-10-031", "above_grade_sqft": null, "basement_sqft": null, "finished_basement_sqft": null, "year_built": null, "beds": null, "baths": null, "market_value": "511500", "style": "", "owner": "MORALES DAVID H JAMESON, JAMESON MICHAEL R", "legal": "", "parcel_number": "1975-17-4-10-031", "tax_amount": "", "tax_year": "", "assessed_value": "31304", "neighborhood": "TOLLGATE VILLAGE SUBDIVISION 3RD FILING", "map_ref": "1975-17-4", "lot_size_sqft": 9307, "garage_area_sqft": null }

⏺ records-writer(Persist subject property payload) ⎿ Prompt: Persist ONE merged property payload into OpenComps (tinbase dev stack, supabase PostgREST MCP). find_property was already run on "1082 S Nucla Street, Aurora, CO 80017" and returned no rows, but re-check with the APN below (strongest identity) before inserting. This is the SUBJECT property for a UAD 3.6 appraisal.

   Merge provenance: rung-1 facts come from the Arapahoe County assessor via the assessor-lookup MCP (retrieved 2026-07-10, assessor_url
   below); listing facts come from Movoto (live MLS-sourced page) corroborated by RE/MAX, retrieved 2026-07-10. Where they conflict, the
   assessor value is stored and the discrepancy noted in metadata/notes.

   {
     "existing_property_id": null,
     "role": "subject",
     "address": {
       "street_number": "1082",
       "street_name": "Nucla",
       "street_suffix": "St",
       "street_pre_directional": "S",
       "locality": "Aurora",
       "region": "CO",
       "postal_code": "80017",
       "lat": 39.69742205163,
       "lon": -104.794079475338
     },
     "property": {
       "name": "1082 S Nucla St",
       "property_type_code": "RES_SFD",
       "metadata_notes": "Subject property for UAD 3.6 appraisal. Subdivision: Tollgate Village (assessor neighborhood: TOLLGATE VILLAGE
   SUBDIVISION 3RD FILING)."
     },
     "details": {
       "kind": "residential_details",
       "fields": {
         "gla": 2300,
         "bedrooms": 3,
         "bathrooms": 3,
         "bathrooms_full": 2,
         "bathrooms_half": 1,
         "year_built": 1979,
         "lot_size": 9307,
         "garage_spaces": 2
       },
       "extras": {
         "style": "Tri-Level (split-level)",
         "basement": "Partial, finished per listing — additional family room and one non-conforming bedroom; basement sqft not stated by any
   source",
         "construction": "Frame, Concrete",
         "roof": "Composition; new Class 4 impact-resistant roof installed 2025",
         "heating": "Forced Air; new furnace 2023",
         "cooling": "Central Air, Ceiling Fan(s); new central AC 2023",
         "fireplace": "Gas, family room, one",
         "hoa_present": false,
         "subdivision": "Tollgate Village",
         "assessor_neighborhood": "TOLLGATE VILLAGE SUBDIVISION 3RD FILING",
         "assessor_map_ref": "1975-17-4",
         "lot_features": "Cul-de-sac, level, paved",
         "ev_charger": "220V EV charger installed",
         "sewer_line": "New sewer line",
         "lot_size_conflict": "Assessor: 9,307 sqft (stored); Movoto listing: 0.21 ac / 9,148 sqft",
         "middle_school": "Mrachek",
         "school_district": "Adams-Arapahoe 28J",
         "source_urls": [
           {"url": "https://gis.arapahoegov.com/arapamap/?find=1975-17-4-10-031", "retrieved_on": "2026-07-10"},
           {"url": "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"}
         ]
       }
     },
     "parcel_chain": {
       "county_fips": "08005",
       "county_name": "Arapahoe",
       "region": "CO",
       "parcel_number": "1975-17-4-10-031",
       "assessments": [
         {
           "tax_year_note": "MCP returns current-year snapshot only and did not state the tax year; retrieved 2026-07-10 — record as tax_year
   2026 with this caveat in metadata",
           "market_value": 511500,
           "assessed_value": 31304,
           "currency": "USD",
           "source_url": "https://gis.arapahoegov.com/arapamap/?find=1975-17-4-10-031"
         }
       ],
       "tax_bills": []
     },
     "ownership": {
       "owner_name_raw": "MORALES DAVID H JAMESON, JAMESON MICHAEL R",
       "note": "Owner of record per Arapahoe assessor, retrieved 2026-07-10. Raw string likely represents two individuals but last/first
   parsing is ambiguous — store raw, do not split into invented name components. Period start date unknown (no deed data pulled)."
     },
     "events": [
       {
         "table": "property_listings",
         "fields": {
           "listing_kind": "for_sale",
           "status": "active",
           "list_price": 545000,
           "currency": "USD",
           "metadata": {
             "mls_number": "8770061",
             "mls_source_system": "IRESMLS",
             "listing_agent": "Tiffany Inniss (720-226-1920)",
             "listing_office": "eXp Realty, LLC",
             "list_price_confidence": "corroborated by multiple search-index snippets; not visible in directly fetched Movoto body (client-side
   render)",
             "annual_tax_as_listed": 3440,
             "description": "Move-in ready tri-level on quiet cul-de-sac, no HOA, ~1/4-acre fenced lot. Granite kitchen, stainless appliances,
   new refrigerator/dishwasher, covered deck, storage shed. Living room w/ fireplace, formal dining, family room, 3 bed, 3 remodeled baths,
   finished basement with additional family room and non-conforming bedroom. Popcorn ceilings removed. New Class 4 roof (2025), new furnace and
   AC (2023), new sewer line, 220V EV charger.",
             "source_urls": [
               {"url": "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"},
               {"url": "https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317", "retrieved_on":
   "2026-07-10"}
             ]
           }
         }
       }
     ],
     "source_urls": [
       {"url": "https://gis.arapahoegov.com/arapamap/?find=1975-17-4-10-031", "retrieved_on": "2026-07-10"},
       {"url": "https://www.movoto.com/aurora-co/1082-s-nucla-st-aurora-co-80017/pid_c1w3cxzs9g/", "retrieved_on": "2026-07-10"},
       {"url": "https://www.remax.com/co/aurora/home-details/1082-s-nucla-st-aurora-co-80017/4968746163230575317", "retrieved_on":
   "2026-07-10"}
     ],
     "needs_research": false,
     "needs_public_records": false,
     "notes": "Do NOT record any sale event: an aggregated search snippet suggested a prior sale ~10/27/2021 for ~$483,630 but no traceable
   source page was found — unverified, excluded. An older/possibly withdrawn listing snapshot at $475,000 (MLS #2175853) was also seen only in
   snippets — excluded. Assessor GLA/beds/baths/year_built were null (Arapahoe feed doesn't carry them); those details fields come from the
   Movoto MLS-sourced listing."
   }

   Address caveat: the street is "S Nucla St" — the "S" is a PRE-directional (South Nucla Street). If the addresses table models it as
   street_pre_directional use that; check the live column list (GET /addresses?limit=1 or the migration file) before inserting, and build
   address_hash with the canonical recipe from the opencomps skill using the full street form "1082 S Nucla St, Aurora, CO 80017" style
   components as the schema dictates.

   Everything lands verification_status 'unverified'. Reuse the Arapahoe jurisdiction row if one exists (GET before POST). After writing, prove
   the graph with one embedded GET on /properties selecting address, residential_details, property_listings, and
   property_parcels(parcels(assessments)), plus the ownership rows, and report the created property_id and row counts.

⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/find_property", body: {"apn":"1975-17-4-10-031","zip":"80017"}) ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/addresses?limit=1") ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/jurisdictions?country=eq.US&kind=eq.county&authority_code=eq.08005") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Bash(python3 -c " ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/jurisdictions", body: ⎿ Allowed by auto mode classifierb ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/addresses", body: {"country":"US","street_number":"1082","street_pre_directional":"S ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/properties", body: {"name":"1082 S Nucla ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/properties", body: {"name":"1082 S Nucla ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/residential_details", body: ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/parcels", body: ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/property_parcels", body: {"property_id":"54e71961-2cc7-41ab-aa51-42c57b7b3157","parc ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/assessments", body: {"parcel_id":"6753253b-dab9-43f4-99f8-83e2752ab99a","jurisdictio ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/owners", body: {"name":"MORALES DAVID H JAMESON, JAMESON MICHAEL ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/assessments?limit=1") ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/owners?limit=1") ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/owners", body: {"name":"MORALES DAVID H JAMESON, JAMESON MICHAEL ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/owners", body: {"name":"MORALES DAVID H JAMESON, JAMESON MICHAEL ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/ownership_periods?limit=1") ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/ownership_interests?limit=1") ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/property_listings?limit=1") ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/ownership_periods", body: ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/property_listings", body: ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/ownership_interests", body: {"ownership_period_id":"457adfbb-420a-4561-bf0e-5d21efd5 ⎿ Allowed by auto mode classifier ⎿ supabase - postgrestRequest (MCP)(method: "GET", path: "/properties?id=eq.54e71961-2cc7-41ab-aa51-42c57b7b3157&select=id,name,addresses(full_a ⎿ Allowed by auto mode classifier ⎿ Response: The full graph is persisted and verified. Summary:

   New property created: property_id = 54e71961-2cc7-41ab-aa51-42c57b7b3157 ("1082 S Nucla St" — subject property, no existing match found by
   find_property on address or APN).

⏺ Skill(opencomps) ⎿ Successfully loaded skill

⏺ Skill(property-payload) ⎿ Successfully loaded skill

Called supabase, assessor-lookup 3 times (ctrl+o to expand)

⏺ Subject isn't in the database yet, and the assessor-lookup MCP covers Arapahoe County. I'll pull the assessor record inline and fan out a researcher for listings/market data in parallel.

Called assessor-lookup (ctrl+o to expand)

⏺ property-researcher(Research 1082 S Nucla St) ⎿ Done (45 tool uses · 75.9k tokens · 6m 23s) (ctrl+o to expand)

Called assessor-lookup (ctrl+o to expand)

⏺ records-writer(Persist subject property payload) ⎿ Done (25 tool uses · 42.5k tokens · 2m 1s) (ctrl+o to expand) ⎿ 2 skills available

⏺ The subject property is researched and saved to OpenComps as property_id 54e71961-2cc7-41ab-aa51-42c57b7b3157, ready to anchor the UAD 3.6 appraisal.

What was found and stored (all unverified, fully sourced):

Assessor record (Arapahoe County, via the assessor-lookup MCP): APN 1975-17-4-10-031, owner of record "MORALES DAVID H JAMESON, JAMESON MICHAEL R", 2026 market value $511,500, assessed value $31,304, lot 9,307 sq ft, neighborhood "Tollgate Village Subdivision 3rd Filing". Arapahoe's feed doesn't carry building characteristics (GLA/beds/baths came back null), so those were filled from the listing.
Active listing (Movoto, MLS-sourced #8770061, IRESMLS; corroborated by RE/MAX): listed for sale at $545,000 by Tiffany Inniss, eXp Realty. Tri-level, 3 bed / 3 bath (2 full, 1 half), 2,300 sq ft GLA, built 1979, 2-car garage, finished partial basement (extra family room + non-conforming bedroom), no HOA, cul-de-sac lot. Notable updates: Class 4 impact-resistant roof (2025), new furnace and AC (2023), new sewer line, 220V EV charger.
Full graph written: address (geocoded via Census), property, residential details, parcel + Arapahoe jurisdiction, 2026 assessment, owner/ownership rows, and the active listing — verified with an embedded read-back after insert.

Two things I deliberately left out, flagged in the record's notes:

A snippet-only prior sale (~10/27/2021, ~$483,630) and an older withdrawn listing at $475,000 (MLS #2175853) had no traceable source pages, so neither was recorded. If you want the deed/transfer history confirmed, I can send a browser-capable fetcher at the Arapahoe recorder — worth doing for a subject property's sale history section.
Lot size conflicts slightly (assessor 9,307 vs listing 9,148 sq ft); the assessor value is stored and the discrepancy noted.

One small data gap: the MCP returns only a current-year snapshot with no explicit tax year, so the assessment is stored as tax year 2026 with that caveat in its metadata; no tax bill amount was available (the listing's $3,440/yr figure is stored only as listing metadata).

Next step when you're ready: I can run comps_for_property against this subject and save a comp set for the appraisal.

✻ Cogitated for 11m 38s · 1 shell still running

❯ Yeah, see if we have any comps

Called supabase 3 times (ctrl+o to expand)

⏺ No — the database has no comps for this subject. I ran comps_for_property at the defaults (5 km, 36 months, arms-length), then widened all the way to a 20-mile radius, 10 years, and every sale type, and also checked raw nearby_sales around ZIP 80017: zero sale records anywhere near Aurora. The subject is currently the only property we hold in that market.

Want me to research comparable sales on the web (recent SFR sales near Tollgate Village, similar tri-level/GLA/vintage) and bring back candidates to save through the normal ingest funnel?

✻ Churned for 31s · 1 shell still running

❯ Yes, research and save comparable sales (in parallel)

⏺ I'll survey the web for recent sale candidates near the subject first, then fan out parallel researchers — one per candidate — with assessor lookups alongside, and funnel everything to a single writer.

Called perplexity (ctrl+o to expand)

⏺ Web Search("Aurora CO 80017 recently sold tri-level home 2025 2026 sale price Nucla OR Ouray OR Sable OR Tollgate") ⎿ Did 2 searches in 10s ⎿ Allowed by auto mode classifier

⏺ Search snippets alone won't yield specific sold addresses — I'll pull a sold-listings page directly (Movoto worked for the subject) to build the candidate list.

⏺ Bash(ax --version 2>/dev/null || echo "no ax") ⎿ 0.1.7 ⎿ Allowed by auto mode classifier

⏺ Bash(ax "https://www.movoto.com/aurora-co-80017/sold/" 2>&1 | head -150) ⎿ { "status": 403, "ok": false, … +16 lines (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services?f=json" 2>&1 | head -60) ⎿ { "status": 200, "ok": true, … +17 lines (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer?f=json" --budget 4000 2>&1 | grep -o '"name":"[^"]*"' | head -40; echo ---; a…) ⎿ --- ⎿ Allowed by auto mode classifier

⏺ Bash(curl -s "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer?f=json" | python3 -c "import json,sys; d=json.load(sys.stdin); [print(l[…) ⎿ 0 Parcels 1 Street Centerlines 2 Schools … +4 lines (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ Bash(curl -s -G "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/query"
--data-urlencode "where=Neighborhood LIKE 'TOLLGATE VILL…) ⎿ :8: DeprecationWarning: datetime.datetime.utcfromtimestamp() is deprecated and scheduled for removal in a future version. Use timezone -aware objects to represent datetimes in UTC: datetime.datetime.fromtimestamp(timestamp, datetime.UTC). 47 sales … +46 lines (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ Bash(curl -s -G "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/query"
--data-urlencode "where=PARCEL_ID IN ('1975-17-4-10-023'…) ⎿ {"parcel": "1975-17-1-01-014", "addr": "575 S MEMPHIS WAY", "city_zip": "AURORA CO, 80017-2101", "owner": "BRASSFIELD LAUREN, SEISE REBECCA", "puc": "Single Family", "nbhd": "TOLLGATE VILLAGE (WEST)", "appr": 461600.0, "imp": 296600.0, "land": 165000.0, "assd": 28250.0, "sale_date": "2026-02-23", "price": 550000.0, "reception": "E6011506", "lot_sqft": 7166, "lat": 39.705769, "lon": -104.798321} … +14 lines (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ 6 background agents launched (↓ to manage) ├ Research comp 1001 S Nucla St ├ Research comp 1068 S Norfolk St ├ Research comp 1039 S Lewiston Way ├ Research comp 16405 E Kentucky Ave ├ Research comp 648 S Kalispell Way └ Research comp 575 S Memphis Way

⏺ All six comp researchers are running in parallel now. Here's the shortlist I selected from the 47 recorded Tollgate Village sales, all single-family, same subdivision as the subject, bracketing its $511K assessor value / $545K list price:

✻ Worked for 11m 38s · 2 background tasks still running

❯ Yeah, see if we have any comps

Called supabase 3 times (ctrl+o to expand)

Want me to research comparable sales on the web (recent SFR sales near Tollgate Village, similar tri-level/GLA/vintage) and bring back candidates to save through the normal ingest funnel?

✻ Cooked for 31s · 2 background tasks still running

❯ Yes, research and save comparable sales (in parallel)

Called perplexity (ctrl+o to expand)

⏺ Web Search("Aurora CO 80017 recently sold tri-level home 2025 2026 sale price Nucla OR Ouray OR Sable OR Tollgate") ⎿ Did 2 searches in 10s

⏺ Search snippets alone won't yield specific sold addresses — I'll pull a sold-listings page directly (Movoto worked for the subject) to build the candidate list.

⏺ Bash(ax --version 2>/dev/null || echo "no ax")
⎿ 0.1.7

⏺ Bash(ax "https://www.movoto.com/aurora-co-80017/sold/" 2>&1 | head -150) ⎿ { "status": 403, "ok": false, … +16 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services?f=json" 2>&1 | head -60) ⎿ { "status": 200, "ok": true, … +17 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer?f=json" --budget 4000 2>&1 | grep -o '"name":"[^"]*"' | head -40; echo ---; a…)
⎿ ---

┌──────────────────────┬────────────┬────────────────┬────────────────────────────────────┐ │ Comp │ Sale date │ Recorded price │ Why │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1001 S Nucla St │ 2025-05-29 │ $529,000 │ Same street and block as subject │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1068 S Norfolk St │ 2025-11-25 │ $510,000 │ Same assessor block (1975-17-4-10) │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1039 S Lewiston Way │ 2025-11-04 │ $505,000 │ Two blocks west │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 16405 E Kentucky Ave │ 2025-11-18 │ $530,000 │ Recent, price-similar │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 648 S Kalispell Way │ 2026-03-15 │ $490,000 │ Most recent closing │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 575 S Memphis Way │ 2026-02-23 │ $550,000 │ Recent, brackets the high end │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 575 S Memphis Way │ 2026-02-23 │ $550,000 │ Recent, brackets the high end │

Assessor record (Arapahoe County, via the assessor-lookup MCP): APN 1975-17-4-10-031, owner of record "MORALES DAVID H JAMESON, JAMESON MICHAEL R", 2026 market value $511,500, assessed value $31,304, lot 9,307 sq ft, neighborhood "Tollgate Village Subdivision 3rd Filing". Arapahoe's feed doesn't carry building characteristics (GLA/beds/baths came back null), so those were filled from the listing.
Active listing (Movoto, MLS-sourced #8770061, IRESMLS; corroborated by RE/MAX): listed for sale at $545,000 by Tiffany Inniss, eXp Realty. Tri-level, 3 bed / 3 bath (2 full, 1 half), 2,300 sq ft GLA, built 1979, 2-car garage, finished partial basement (extra family room + non-conforming bedroom), no HOA, cul-de-sac lot. Notable updates: Class 4 impact-resistant roof (2025), new furnace and AC (2023), new sewer line, 220V EV charger.
Full graph written: address (geocoded via Census), property, residential details, parcel + Arapahoe jurisdiction, 2026 assessment, owner/ownership rows, and the active listing — verified with an embedded read-back after insert.

Two things I deliberately left out, flagged in the record's notes:

A snippet-only prior sale (~10/27/2021, ~$483,630) and an older withdrawn listing at $475,000 (MLS #2175853) had no traceable source pages, so neither was recorded. If you want the deed/transfer history confirmed, I can send a browser-capable fetcher at the Arapahoe recorder — worth doing for a subject property's sale history section.
Lot size conflicts slightly (assessor 9,307 vs listing 9,148 sq ft); the assessor value is stored and the discrepancy noted.

Next step when you're ready: I can run comps_for_property against this subject and save a comp set for the appraisal.

✻ Sautéed for 11m 38s · 1 shell still running

❯ Yeah, see if we have any comps

Called supabase 3 times (ctrl+o to expand)

Want me to research comparable sales on the web (recent SFR sales near Tollgate Village, similar tri-level/GLA/vintage) and bring back candidates to save through the normal ingest funnel?

✻ Cogitated for 31s · 1 shell still running

❯ Yes, research and save comparable sales (in parallel)

Called perplexity (ctrl+o to expand)

⏺ Web Search("Aurora CO 80017 recently sold tri-level home 2025 2026 sale price Nucla OR Ouray OR Sable OR Tollgate") ⎿ Did 2 searches in 10s

⏺ Search snippets alone won't yield specific sold addresses — I'll pull a sold-listings page directly (Movoto worked for the subject) to build the candidate list.

⏺ Bash(ax --version 2>/dev/null || echo "no ax") ⎿ 0.1.7

⏺ Bash(ax "https://www.movoto.com/aurora-co-80017/sold/" 2>&1 | head -150) ⎿ { "status": 403, "ok": false, … +16 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services?f=json" 2>&1 | head -60) ⎿ { "status": 200, "ok": true, … +17 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer?f=json" --budget 4000 2>&1 | grep -o '"name":"[^"]*"' | head -40; echo ---; a…) ⎿ ---

┌──────────────────────┬────────────┬────────────────┬────────────────────────────────────┐ │ Comp │ Sale date │ Recorded price │ Why │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1001 S Nucla St │ 2025-05-29 │ $529,000 │ Same street and block as subject │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1068 S Norfolk St │ 2025-11-25 │ $510,000 │ Same assessor block (1975-17-4-10) │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1039 S Lewiston Way │ 2025-11-04 │ $505,000 │ Two blocks west │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 16405 E Kentucky Ave │ 2025-11-18 │ $530,000 │ Recent, price-similar │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 648 S Kalispell Way │ 2026-03-15 │ $490,000 │ Most recent closing │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 575 S Memphis Way │ 2026-02-23 │ $550,000 │ Recent, brackets the high end │ └──────────────────────┴────────────┴────────────────┴────────────────────────────────────┘

The sale facts (dates, prices, deed reception numbers, buyer names, 2026 assessed values, lot sizes, coordinates) all came from the Arapahoe County GIS parcel layer directly — authoritative public record. The researchers are filling in what the county feed doesn't carry: GLA, beds/baths, style, basement, condition, and MLS sold-listing corroboration. When they all report back I'll funnel everything through the single records-writer and then ⚠ 4 MCP servers need authentication · run /mcp

⏺ Subject isn't in the database yet, and the assessor-lookup MCP covers Arapahoe County. I'll pull the assessor record inline and fan out a researcher for listings/market data in parallel.

Called assessor-lookup (ctrl+o to expand)

⏺ property-researcher(Research 1082 S Nucla St) ⎿ Done (45 tool uses · 75.9k tokens · 6m 23s) (ctrl+o to expand)

Called assessor-lookup (ctrl+o to expand)

⏺ records-writer(Persist subject property payload) ⎿ Done (25 tool uses · 42.5k tokens · 2m 1s) (ctrl+o to expand) ⎿ 2 skills available

⏺ The subject property is researched and saved to OpenComps as property_id 54e71961-2cc7-41ab-aa51-42c57b7b3157, ready to anchor the UAD 3.6 appraisal.

What was found and stored (all unverified, fully sourced):

Assessor record (Arapahoe County, via the assessor-lookup MCP): APN 1975-17-4-10-031, owner of record "MORALES DAVID H JAMESON, JAMESON MICHAEL R", 2026 market value $511,500, assessed value $31,304, lot 9,307 sq ft, neighborhood "Tollgate Village Subdivision 3rd Filing". Arapahoe's feed doesn't carry building characteristics (GLA/beds/baths came back null), so those were filled from the listing.
Active listing (Movoto, MLS-sourced #8770061, IRESMLS; corroborated by RE/MAX): listed for sale at $545,000 by Tiffany Inniss, eXp Realty. Tri-level, 3 bed / 3 bath (2 full, 1 half), 2,300 sq ft GLA, built 1979, 2-car garage, finished partial basement (extra family room + non-conforming bedroom), no HOA, cul-de-sac lot. Notable updates: Class 4 impact-resistant roof (2025), new furnace and AC (2023), new sewer line, 220V EV charger.
Full graph written: address (geocoded via Census), property, residential details, parcel + Arapahoe jurisdiction, 2026 assessment, owner/ownership rows, and the active listing — verified with an embedded read-back after insert.

Two things I deliberately left out, flagged in the record's notes:

A snippet-only prior sale (~10/27/2021, ~$483,630) and an older withdrawn listing at $475,000 (MLS #2175853) had no traceable source pages, so neither was recorded. If you want the deed/transfer history confirmed, I can send a browser-capable fetcher at the Arapahoe recorder — worth doing for a subject property's sale history section.
Lot size conflicts slightly (assessor 9,307 vs listing 9,148 sq ft); the assessor value is stored and the discrepancy noted.

Next step when you're ready: I can run comps_for_property against this subject and save a comp set for the appraisal.

✻ Brewed for 11m 38s · 1 shell still running

❯ Yeah, see if we have any comps

Called supabase 3 times (ctrl+o to expand)

Want me to research comparable sales on the web (recent SFR sales near Tollgate Village, similar tri-level/GLA/vintage) and bring back candidates to save through the normal ingest funnel?

✻ Baked for 31s · 1 shell still running

❯ Yes, research and save comparable sales (in parallel)

Called perplexity (ctrl+o to expand)

⏺ Web Search("Aurora CO 80017 recently sold tri-level home 2025 2026 sale price Nucla OR Ouray OR Sable OR Tollgate") ⎿ Did 2 searches in 10s

⏺ Search snippets alone won't yield specific sold addresses — I'll pull a sold-listings page directly (Movoto worked for the subject) to build the candidate list.

⏺ Bash(ax --version 2>/dev/null || echo "no ax") ⎿ 0.1.7

⏺ Bash(ax "https://www.movoto.com/aurora-co-80017/sold/" 2>&1 | head -150) ⎿ { "status": 403, "ok": false, … +16 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services?f=json" 2>&1 | head -60) ⎿ { "status": 200, "ok": true, … +17 lines (ctrl+o to expand)

⏺ Bash(ax "https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer?f=json" --budget 4000 2>&1 | grep -o '"name":"[^"]*"' | head -40; echo ---; a…) ⎿ ---

┌──────────────────────┬────────────┬────────────────┬────────────────────────────────────┐ │ Comp │ Sale date │ Recorded price │ Why │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1001 S Nucla St │ 2025-05-29 │ $529,000 │ Same street and block as subject │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1068 S Norfolk St │ 2025-11-25 │ $510,000 │ Same assessor block (1975-17-4-10) │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 1039 S Lewiston Way │ 2025-11-04 │ $505,000 │ Two blocks west │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 16405 E Kentucky Ave │ 2025-11-18 │ $530,000 │ Recent, price-similar │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 648 S Kalispell Way │ 2026-03-15 │ $490,000 │ Most recent closing │ ├──────────────────────┼────────────┼────────────────┼────────────────────────────────────┤ │ 575 S Memphis Way │ 2026-02-23 │ $550,000 │ Recent, brackets the high end │ └──────────────────────┴────────────┴────────────────┴────────────────────────────────────┘

✻ Churned for 4m 31s · 1 shell still running

⏺ Agent "Research comp 1039 S Lewiston Way" finished · 2m 7s

⏺ First researcher back: 1039 S Lewiston Way confirmed as REColorado MLS #5214785, sold 11/4/2025 at $505,000 matching the county record exactly — 1,856 sq ft above grade plus finished basement, 5 bed/4 bath, built 1978. Five researchers still running; I'll funnel everything to the writer once all six report.

✻ Cogitated for 9s · 1 shell still running

⏺ Agent "Research comp 16405 E Kentucky Ave" finished · 2m 48s

⏺ Two of six back — 16405 E Kentucky Ave confirms as a renovated two-story, sold $530,000 (list $539,900, MLS #9429874). Waiting on the remaining four researchers.

✻ Brewed for 8s · 1 shell still running

⏺ Agent "Research comp 648 S Kalispell Way" finished · 2m 45s

⏺ Three of six back — 648 S Kalispell Way corroborated (MLS #4383305, sold at its $490,000 list, Compass). Still waiting on 1001 S Nucla, 1068 S Norfolk, and 575 S Memphis.

✻ Worked for 6s · 1 shell still running

⏺ Agent "Research comp 1001 S Nucla St" finished · 3m 55s

⏺ Four of six — 1001 S Nucla St (same street as subject) corroborated: built 1979, 2,112 sq ft, 4 bed/2.5 bath, sold 5/29/2025 at $529,000 matching the county record. Two researchers still out.

✻ Cogitated for 6s · 1 shell still running

⏺ Agent "Research comp 1068 S Norfolk St" finished · 3m 22s

⏺ Five of six. 1068 S Norfolk St came back thin — every listing portal blocked it, so its physical details (3 bed/2 bath, 2,152 sq ft, built 1981) rest on search snippets, flagged as lower confidence; the county sale record itself is solid. One researcher left (575 S Memphis Way), then I'll write everything.

✻ Crunched for 11s · 1 shell still running

⏺ Agent "Research comp 575 S Memphis Way" finished · 6m 25s

⏺ All six researchers are done. Now I'll assemble the merged payloads (county rung-1 facts winning over listing data), write them to a handoff file, and dispatch the single records-writer.

Made 1 scratchpad edit +182 (ctrl+o to expand)

⏺ records-writer(Persist 6 comp sale payloads) ⎿ Bash(python3 - <<'EOF' import hashlib…) Running… supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/bulk_insert", body: {"target":"addresses","rows":[{"country":"US","street_number":"10 01","street_pre_directional":"S","street_name":"Nucla","street_suffix":"St","locality":"Aurora","region":"CO","pos tal_code":"80017","address_hash":"bedd8cd10278c9253b6fb3a217b7c9d3","location":"SRID=4326;POINT(-104.794416 39.698168)","is_standardized":false},{"country":"US","street_number":"1068","street_pre_directional":"S","street_n ame":"Norfolk","street_suffix":"St","locality":"Aurora","region":"CO","postal_code":"80017","address_hash":"95c37c af4ff2ae3c6567caf78959a4e1","location":"SRID=4326;POINT(-104.796050 39.697503)","is_standardized":false},{"country":"US","street_number":"1039","street_pre_directional":"S","street_n ame":"Lewiston","street_suffix":"Way","locality":"Aurora","region":"CO","postal_code":"80017","address_hash":"d6a7 a3be351fb867e6e8940f2207c737","location":"SRID=4326;POINT(-104.799647 39.697473)","is_standardized":false},{"country":"US","street_number":"16405","street_pre_directional":"E","street_ name":"Kentucky","street_suffix":"Ave","locality":"Aurora","region":"CO","postal_code":"80017","address_hash":"c31 d2a62e3d7da6415c5a89329b6e8c7","location":"SRID=4326;POINT(-104.797248 39.700544)","is_standardized":false},{"country":"US","street_number":"648","street_pre_directional":"S","street_na me":"Kalispell","street_suffix":"Way","locality":"Aurora","region":"CO","postal_code":"80017","address_hash":"b60f aa40ff6b4064cb7178273c848e","location":"SRID=4326;POINT(-104.798321 39.705769)","is_standardized":false}]}) Running…
supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/bulk_insert", body: {"target":"properties","rows":[{"name":"1001 S Nucla St","property_type_id":"31000000-0000-0000-0000-000000000001","situs_address_id":"485f853e-c9c8-4052-856a-bef87153 7689","location":"SRID=4326;POINT(-104.794416 39.698168)","metadata":{"source_urls":[{"url":"https://www.redfin.co m/CO/Aurora/1001-S-Nucla-St-80017/home/34725883","retrieved_on":"2026-07-10"},{"url":"https://www.movoto.com/auror a-co/1001-s-nucla-st-aurora-co-80017/","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/res t/services/OpenDataService/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #1 for UAD 3.6 appraisal of 1082 S Nucla St. Subdivision: Tollgate Village."}},{"name":"1068 S Norfolk St","property_type_id":"31000000-0000-0000-0000-000000000001","situs_address_id":"84a890f9-5970-4b9c-8d59-12a2d89f a9d6","location":"SRID=4326;POINT(-104.796050 39.697503)","metadata":{"source_urls":[{"url":"https://www.zillow.com/homedetails/1068-S-Norfolk-St-Aurora-CO-8001 7/13066091_zpid/","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataSe rvice/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #2. Low-moderate confidence on physical facts (Zillow search-index snippets only). Subdivision: Tollgate Village."}},{"name":"1039 S Lewiston Way","property_type_id":"31000000-0000-0000-0000-000000000001","situs_address_id":"7d30318f-e9ee-4545-a12b-1b67113 642b5","location":"SRID=4326;POINT(-104.799647 39.697473)","metadata":{"source_urls":[{"url":"https://realatlas.com/listings/listing/REColorado/5214785/Aurora/10 39-S-Lewiston-Way","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataS ervice/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #3. Subdivision: Tollgate Village."}},{"name":"16405 E Kentucky Ave","property_type_id":"31000000-0000-0000-0000-000000000001","situs_addres s_id":"adb2f5e1-9911-4bd8-89e8-038744cb58d4","location":"SRID=4326;POINT(-104.797248 39.700544)","metadata":{"source_urls":[{"url":"https://www.redfin.com/CO/Aurora/16405-E-Kentucky-Ave-80017/home/34 727141","retrieved_on":"2026-07-10"},{"url":"https://www.jparmodernre.com/property/19-4712235-16405-e-kentucky-ave -aurora-CO-80017","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataSe rvice/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #4. Subdivision: Tollgate Village. Do not confuse with an unrecorded 2024 $375,000 as-is investor sale (snippet-only, not persisted)."}},{"name":"648 S Kalispell Way","property_type_id":"31000000-0000-0000-0000-000000000001","situs_address_id":"db5ae4c4-605d-435c -a2cc-9a9f4c67a2c5","location":"SRID=4326;POINT(-104.800997 39.703272)","metadata":{"source_urls":[{"url":"https://cygnusrealestate.com/home-search/listings/79846700632419375 52-648-S-Kalispell-Way?fr=1","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/rest/services /OpenDataService/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #5. Subdivision: Tollgate Village."}},{"name":"575 S Memphis Way","property_type_id":"31000000-0000-0000-0000-000000000001","situs_address_ id":"f23681e2-9729-4cd8-96af-f01c28811f82","location":"SRID=4326;POINT(-104.798321 39.705769)","metadata":{"source _urls":[{"url":"https://www.coldwellbanker.com/co/aurora/575-s-memphis-way/lid-P00800000H2sYDb2YgdhFbFofaxrP7P0EsF JvQuQ","retrieved_on":"2026-07-10"},{"url":"https://www.artisangroupco.com/search/colorado/aurora/tollgate-village /575-s-memphis-way-bid-80-1664958","retrieved_on":"2026-07-10"},{"url":"https://gis.arapahoegov.com/arcgis/rest/se rvices/OpenDataService/FeatureServer/0/query","retrieved_on":"2026-07-10"}],"notes":"Sale comp #6. Tri-level, subdivision Tollgate Village."}}]}) Running… supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/bulk_insert", body: {"target":"residential_details","rows":[{"property_id":"b4579106- 4bba-4232-8094-beebc7734708","gla":2112,"bedrooms":4,"bathrooms":2.5,"bathrooms_full":2,"bathrooms_half":1,"year_b uilt":1979,"garage_spaces":2,"lot_size":9743,"extras":{"basement":"unfinished (sqft not published)","kitchen_updates":"knotty alder custom cabinets (2013), newer appliances, quartz counters","bath_updates":"updated fixtures, cabinetry, toilets, lighting","layout_note":"two master bedrooms per listing description","exterior":"covered patio, fenced backyard w/ garden, front/back sprinklers; roof replaced Aug 2024 (Aurora permit)","lot_size_conflict":"County GIS 9,743 sqft (stored); Movoto listing 10,019 sqft","bathroom_count_conflict":"Redfin/Movoto surface '3 baths' (rounded); listing description states 2.5 (2F/1H) — stored as 2F/1H","subdivision":"Tollgate Village","source_urls":[{"url":"https://www.redfin.com/CO/Aurora/1001- S-Nucla-St-80017/home/34725883","retrieved_on":"2026-07-10"},{"url":"https://www.movoto.com/aurora-co/1001-s-nucla -st-aurora-co-80017/","retrieved_on":"2026-07-10"}]}},{"property_id":"791d81b2-6c53-47b7-941e-45f9443bd8df","gla": 2152,"bedrooms":3,"bathrooms":2,"year_built":1981,"lot_size":9984,"extras":{"confidence":"LOW-MODERATE: physical

✻ Crunched for 11s · 1 shell still running

⏺ Agent "Research comp 575 S Memphis Way" finished · 6m 25s

⏺ All six researchers are done. Now I'll assemble the merged payloads (county rung-1 facts winning over listing data), write them to a handoff file, and dispatch the single records-writer.

Made 1 scratchpad edit +182 (ctrl+o to expand)

⏺ records-writer(Persist 6 comp sale payloads) ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/bulk_insert", body: {"target":"property_parcels","rows":[{"property_id":"b4579106-4bba-4232-8094-beebc7734708","parcel_id":"0eca687d-4 ee1-44b5-9640-69c37d376e13","is_primary":true},{"property_id":"791d81b2-6c53-47b7-941e-45f9443bd8df","parcel_id":" reception number, buyer/current owner, assessment, lot GIS area, parcel centroid."}}) Running… supabase - postgrestRequest (MCP)(method: "POST", path: "/rpc/bulk_insert", body: {"target":"assessments","rows":[{"parcel_id":"0eca687d-4ee1-44b5- 9640-69c37d376e13","jurisdiction_id":"b9e1d9df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000 ,"assessed_improvements":363300,"assessed_total":32332,"market_value":528300,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/F eatureServer/0/query","retrieved_on":"2026-07-10"}]}},{"parcel_id":"59c8b47a-1ff8-4f68-b23e-68ef90a6d92c","jurisdi ction_id":"b9e1d9df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000,"assessed_improvements":33 6600,"assessed_total":30698,"market_value":501600,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/qu ery","retrieved_on":"2026-07-10"}]}},{"parcel_id":"60ed4fed-b87f-43f0-8861-a73e87751779","jurisdiction_id":"b9e1d9 df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000,"assessed_improvements":328100,"assessed_to tal":30178,"market_value":493100,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/qu ery","retrieved_on":"2026-07-10"}]}},{"parcel_id":"6181573b-9c8b-4543-9cd1-80729f1f2583","jurisdiction_id":"b9e1d9 df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000,"assessed_improvements":395600,"assessed_to tal":34309,"market_value":560600,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/qu ery","retrieved_on":"2026-07-10"}]}},{"parcel_id":"7071d633-f9e7-42c8-b20d-1ad88fc13884","jurisdiction_id":"b9e1d9 df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000,"assessed_improvements":333200,"assessed_to tal":30490,"market_value":498200,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/qu ery","retrieved_on":"2026-07-10"}]}},{"parcel_id":"89bca9c4-2ef0-4102-8234-72c256a4c3fd","jurisdiction_id":"b9e1d9 df-89a0-44e3-915b-153f2f5ea6c6","tax_year":2026,"assessed_land":165000,"assessed_improvements":296600,"assessed_to tal":28250,"market_value":461600,"metadata":{"note":"Colorado assessed (taxable) value = market value x residential assessment ratio; land+improvement figures split the MARKET value, not the assessed value.","source_urls":[{"url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataService/FeatureServer/0/qu ery","retrieved_on":"2026-07-10"}]}}]}) Running…
e":529000,"apn":"1975-17-4-10-023","buyer":"MORALES RAFAEL ANGEL GARCIA","arms_length_basis":"MLS-marketed per Movoto sold record (sold 05/29/2025 $529,000) matching county exactly; MLS# unconfirmed (7173661 in Redfin title may be the 2017 sale) - do not store an MLS number","retrieved_on":"2026-07-10"}},{"provider_id":"a43e92fd-3238-43 7d-9405-6650935d0785","record_kind":"deed","dataset":"OpenDataService/FeatureServer/0","jurisdiction_id":"b9e1d9df -89a0-44e3-915b-153f2f5ea6c6","property_id":"791d81b2-6c53-47b7-941e-45f9443bd8df","parcel_id":"59c8b47a-1ff8-4f68 -b23e-68ef90a6d92c","provider_record_id":"E5086134","raw_payload":{"query_url":"https://gis.arapahoegov.com/arcgis /rest/services/OpenDataService/FeatureServer/0/query","reception":"E5086134","sale_date":"2025-11-25","sale_price" :510000,"apn":"1975-17-4-10-004","buyer":"RAMIREZ GIOVANNI CASTRO, RAMIREZ KARINA CASTRO","arms_length_basis":"INFERRED ONLY - price consistent with county appraised value ($501,600 market); no MLS listing corroboration found. This sale's arms-length classification is an inference, not a confirmed MLS-marketed transaction.","retrieved_on":"2026-07-10"}},{"provider_id":"a43e92fd-3238-437d-9405-6650935d0785","re cord_kind":"deed","dataset":"OpenDataService/FeatureServer/0","jurisdiction_id":"b9e1d9df-89a0-44e3-915b-153f2f5ea 6c6","property_id":"8c0cec52-de58-43cf-8b29-92edf8ad6cf1","parcel_id":"60ed4fed-b87f-43f0-8861-a73e87751779","prov ider_record_id":"E5080402","raw_payload":{"query_url":"https://gis.arapahoegov.com/arcgis/rest/services/OpenDataSe rvice/FeatureServer/0/query","reception":"E5080402","sale_date":"2025-11-04","sale_price":505000,"apn":"1975-17-4- 09-010","buyer":"WALDROP RACHEL, WALDROP JACOB","arms_length_basis":"REColorado MLS #5214785 (via realatlas.com) 0649","parcel_id":"6181573b-9c8b-4543-9cd1-80729f1f2583","recorded_on":"2025-11-18","currency":"USD","consideratio {"target":"property_sales","rows":[{"property_id":"b4579106-4bba-4232-8094-beebc7734708","transfer_id":"51fac388-d 4b8-4ef8-b545-634d3017f8dd","comp_type_id":"30000000-0000-0000-0000-000000000001","sale_date":"2025-05-29","curren cy":"USD","sale_price":529000,"sale_type":"arms_length","buyer_name":"MORALES RAFAEL ANGEL GARCIA","unit_system":" ⏺ All six researchers are done. Now I'll assemble the merged payloads (county rung-1 facts winning over listing data), write them to a handoff file, and dispatch the single records-writer.

Made 1 scratchpad edit +182 (ctrl+o to expand)

records-writer(Persist 6 comp sale payloads) ⏺ ⎿ supabase - postgrestRequest (MCP)(method: "POST", path: "/comp_sets", body: {"name":"1082 S Nucla St — UAD 3.6 sale comps (Tollgate Village)","subj Done (45 tool uses · 100.5k tokens · 5m 58s) (ctrl+o to expand) ⎿ Allowed by auto mode classifier

⏺ All six comparable sales are researched, saved, and bundled into a comp set for the subject. comps_for_property now returns all of them, nearest-first, everything within ~1 km of 1082 S Nucla St:

┌─────┬──────────────────┬──────┬────────────┬──────────┬─────────────────┬──────────┬───────────────────────────────────────────────────────────┐ │ # │ Comp │ Dist │ Sold │ Price │ GLA │ Bed/Bath │ Style / notes │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 1 │ 1001 S Nucla St │ 88 m │ 5/29/2025 │ $529,000 │ 2,112 │ 4/2.5 │ Same street & block, built 1979, unfinished bsmt │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 2 │ 1068 S Norfolk │ 169 │ 11/25/2025 │ $510,000 │ 2,152 │ 3/2 │ Same block; lowest confidence (see below) │ │ │ St │ m │ │ │ │ │ │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 3 │ 16405 E Kentucky │ 440 │ 11/18/2025 │ $530,000 │ 2,106 +611 bsmt │ 5/3.5 │ Renovated 2-story, list $539,900 (MLS 9429874) │ │ │ Ave │ m │ │ │ │ │ │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 4 │ 1039 S Lewiston │ 478 │ 11/4/2025 │ $505,000 │ 1,856 +627 fin. │ 5/4 │ REColorado MLS 5214785, Class 4 roof │ │ │ Way │ m │ │ │ bsmt │ │ │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 5 │ 648 S Kalispell │ 880 │ 3/15/2026 │ $490,000 │ 2,494 │ 3/3 │ Most recent close, sold at list (MLS 4383305) │ │ │ Way │ m │ │ │ │ │ │ ├─────┼──────────────────┼──────┼────────────┼──────────┼─────────────────┼──────────┼───────────────────────────────────────────────────────────┤ │ 6 │ 575 S Memphis │ 996 │ 2/23/2026 │ $550,000 │ 2,348 │ 4/3 │ Tri-level like the subject, full reno, list $575K → │ │ │ Way │ m │ │ │ │ │ $550K, ~71 DOM (MLS 1664958) │ └─────┴──────────────────┴──────┴────────────┴──────────┴─────────────────┴──────────┴───────────────────────────────────────────────────────────┘

Every sale is anchored to the county record — recording date, price, deed reception number, and buyer from the Arapahoe GIS parcel layer (I picked these 6 from 47 recorded Tollgate Village sales since Jan 2025), with MLS sold-listing corroboration layered on top. Each comp got the full graph: address, property, residential details, parcel + 2026 assessment, deed transfer + sale (with source-record provenance), buyer ownership rows, and sold-listing rows where recoverable. The comp set is saved as "1082 S Nucla St — UAD 3.6 sale comps (Tollgate Village)" (686fd8b6-3bac-44a0-9f04-9b06095b68c7) with the actual selection criteria recorded for reproducibility.

Caveats worth knowing for the report:

1068 S Norfolk — no listing page was fetchable anywhere, so its physical details rest on search snippets and its arms-length status is inferred from price vs. assessed value, not MLS-confirmed. A browser session pass (your Chrome or Playwright) could likely recover its MLS record if you want it firmed up.
Seller concessions weren't published for any comp — you'll need MLS access to verify those for UAD.
Nice datapoint: comp #6 (575 S Memphis) is the only confirmed tri-level and it closed at $550K after a full renovation — directly relevant bracketing for your subject's $545K list.

✻ Baked for 19m 11s · 1 shell still running

❯ Query from our database comps for the subject then plot out on a UAD 3.6 appraisal style comparison grid (but don't attempt to make adjustments)

⏺ I'll query the comp set data from the database, then lay it out as a UAD-style comparison grid artifact. First the queries:

Called supabase 2 times (ctrl+o to expand)

⏺ The RPC gave me the sales; the embedded property query was too large, so I'll extract just the grid fields with jq.

Read 2 files (ctrl+o to expand)

⏺ That query pulled the whole properties table (dev seed included) — filtering to just our seven Aurora properties:

Read 1 file (ctrl+o to expand) ⎿ Interrupted · What should Claude do instead?

❯ why didn't you use the comps query?

⏺ I did — comps_for_property was the first call, and it returned all six sales with price, date, distance, GLA, and year built. But a UAD grid needs fields the RPC doesn't return (bath splits, garage, basement, lot size, style, condition notes, listing DOM/concessions, APNs), so I ran a supplemental /properties query for those. My mistake was fumbling that second query: I forgot to filter it with id=in.(<the 6 comp ids + subject>), so it dumped the entire properties table (dev seed included) and I had to filter locally with jq instead of letting PostgREST do it. "gla": 3156, "bed": 4, "bath": 2, "bf": 2, "bh": 0, "yb": 1999, "stories": 2, "gar": 1, "bsmt": null, "lot": 19503, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00017E9BB3", "assess": [ { "yr": 2024, "total": 255517.07, "mv": null } ] } {
"name": "3668 Kingsboro Road NE", "addr": "3668 Kingsboro Road NE Atlanta GA 30319 US", "gla": 3300, "bed": 4, "bath": 1, "bf": 1, "bh": 0, "yb": 2007, "stories": 1, "gar": 3, "bsmt": null, "lot": 8020, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00019EBFA5", "assess": [ { "yr": 2024, "total": 283978.76, "mv": null } ] } { "name": "3553 Old Maple Drive", "addr": "3553 Old Maple Drive Johns Creek GA 30022 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0001D0DFEA", "assess": [ { "yr": 2024, "total": 3776582.27, "mv": null } ] } { "name": "125 Brindle Lane", "addr": "125 Brindle Lane Alpharetta GA 30009 US", "gla": 1287, "bed": 2, "bath": 1, "bf": 1, "bh": 0, "yb": 1980, "stories": 2, "gar": 3, "bsmt": null, "lot": 31332, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0001F5E7CC", "assess": [ { "yr": 2024, "total": 173465.05, "mv": null } ] } { "name": "1807 Harbor Pointe Parkway", "addr": "1807 Harbor Pointe Parkway Sandy Springs GA 30350 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 55826000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-0001FF04C9", "assess": [ { "yr": 2024, "total": 22012618.79, "mv": null } ] } { "name": "1934 Markone Street NW", "addr": "1934 Markone Street NW Atlanta GA 30318 US", "gla": 3710, "bed": 4, "bath": 2, "bf": 2, "bh": 0, "yb": 1998, "stories": 1, "gar": 2, "bsmt": null, "lot": 28574, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000251679C", "assess": [ { "yr": 2024, "total": 395082.4, "mv": null } ] } { "name": "2273 Collins Drive", "addr": "2273 Collins Drive East Point GA 30344 US", "gla": 2072, "bed": 2, "bath": 3, "bf": 3, "bh": 0, "yb": 2005, "stories": 1, "gar": 2, "bsmt": null, "lot": 32092, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0003122EB8", "assess": [ { "yr": 2024, "total": 184159.36, "mv": null } ] } { "name": "1014 May's Hill Street", "addr": "1014 May's Hill Street South Fulton GA 30331 US", "gla": 2747, "bed": 3, "bath": 3.5, "bf": 3, "bh": 1, "yb": 1958, "stories": 1, "gar": 2, "bsmt": null, "lot": 23666, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0003412190", "assess": [ { "yr": 2024, "total": 272465.91, "mv": null } ] } { "name": "973 Forrest Street", "addr": "973 Forrest Street Roswell GA 30075 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00035128A5", "assess": [ { "yr": 2024, "total": 1880089.21, "mv": null } ] } { "name": "5456 Cameron Parc Drive", "addr": "5456 Cameron Parc Drive Johns Creek GA 30022 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0003746AF6", "assess": [ { "yr": 2024, "total": 15472604.1, "mv": null } ] } { "name": "3564 Stone Road SW", "addr": "3564 Stone Road SW Atlanta GA 30331 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0003A03793", "assess": [ { "yr": 2024, "total": 5237166.33, "mv": null } ] } { "name": "2030 Grant Road SW", "addr": "2030 Grant Road SW Atlanta GA 30331 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0003B6A777", "assess": [ { "yr": 2024, "total": 2483223.78, "mv": null } ] } { "name": "480 John Wesley Dobbs Avenue NE", "addr": "480 John Wesley Dobbs Avenue NE Atlanta GA 30312 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000462E69B", "assess": [ { "yr": 2024, "total": 2161017.41, "mv": null } ] } { "name": "389 Inman Street SW", "addr": "389 Inman Street SW Atlanta GA 30310 US", "gla": 4375, "bed": 3, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1931, "stories": 2, "gar": 0, "bsmt": null, "lot": 37768, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0004A97F06", "assess": [ { "yr": 2024, "total": 608341.83, "mv": null } ] } { "name": "6339 Grey Fox Way", "addr": "6339 Grey Fox Way South Fulton GA 30296 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0004B6D825", "assess": [ { "yr": 2024, "total": 4598788.15, "mv": null } ] } { "name": "19323 Deer Trail", "addr": "19323 Deer Trail Milton GA 30004 US", "gla": 2286, "bed": 5, "bath": 3, "bf": 3, "bh": 0, "yb": 1959, "stories": 2, "gar": 1, "bsmt": null, "lot": 37284, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0004DE3840", "assess": [ { "yr": 2024, "total": 239521.07, "mv": null } ] } { "name": "3380 Old Alabama Road", "addr": "3380 Old Alabama Road Johns Creek GA 30022 US", "gla": 3866, "bed": 4, "bath": 3, "bf": 3, "bh": 0, "yb": 1938, "stories": 2, "gar": 2, "bsmt": null, "lot": 34894, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 953000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-0004FEBDC4", "assess": [ { "yr": 2024, "total": 365084.53, "mv": null } ] } { "name": "4201 May Apple Lane", "addr": "4201 May Apple Lane East Point GA 30349 US", "gla": 4280, "bed": 2, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1995, "stories": 2, "gar": 2, "bsmt": null, "lot": 13579, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0005063B56", "assess": [ { "yr": 2024, "total": 439241.75, "mv": null } ] } { "name": "5805 Treelodge Parkway", "addr": "5805 Treelodge Parkway Sandy Springs GA 30350 US", "gla": 1363, "bed": 5, "bath": 3, "bf": 3, "bh": 0, "yb": 1975, "stories": 1, "gar": 3, "bsmt": null, "lot": 19379, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00052117B3", "assess": [ { "yr": 2024, "total": 173049.65, "mv": null } ] } { "name": "5500 Riverwood Lane", "addr": "5500 Riverwood Lane Roswell GA 30075 US", "gla": 1033, "bed": 3, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1998, "stories": 2, "gar": 2, "bsmt": null, "lot": 20716, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 200000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-00052EB025", "assess": [ { "yr": 2024, "total": 68935.85, "mv": null } ] } { "name": "3453 Dacite Court", "addr": "3453 Dacite Court South Fulton GA 30349 US", "gla": 3474, "bed": 3, "bath": 1, "bf": 1, "bh": 0, "yb": 1952, "stories": 2, "gar": 3, "bsmt": null, "lot": 31010, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 1243000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-000557CB9B", "assess": [ { "yr": 2024, "total": 468151.63, "mv": null } ] } { "name": "830 Loridan Circle NE", "addr": "830 Loridan Circle NE Atlanta GA 30342 US", "gla": 1425, "bed": 5, "bath": 3.5, "bf": 3, "bh": 1, "yb": 1934, "stories": 1, "gar": 3, "bsmt": null, "lot": 40451, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0005AE42E3", "assess": [ { "yr": 2024, "total": 97992.38, "mv": null } ] } { "name": "707 Mayland Avenue SW", "addr": "707 Mayland Avenue SW Atlanta GA 30310 US", "gla": 3684, "bed": 2, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1982, "stories": 1, "gar": 0, "bsmt": null, "lot": 38498, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0005CE949D", "assess": [ { "yr": 2024, "total": 292927.9, "mv": null } ] } { "name": "20 26th Street NW", "addr": "20 26th Street NW Atlanta GA 30309 US", "gla": 2080, "bed": 3, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1969, "stories": 2, "gar": 3, "bsmt": null, "lot": 42449, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0005E0D569", "assess": [ { "yr": 2024, "total": 285553.57, "mv": null } ] } { "name": "2602 Butner Road SW", "addr": "2602 Butner Road SW Atlanta GA 30331 US", "gla": 3850, "bed": 3, "bath": 2.5, "bf": 2, "bh": 1, "yb": 2016, "stories": 2, "gar": 0, "bsmt": null, "lot": 26207, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0006031292", "assess": [ { "yr": 2024, "total": 493286.29, "mv": null } ] } { "name": "3633 Oakleaf Pass", "addr": "3633 Oakleaf Pass South Fulton GA 30213 US", "gla": 2350, "bed": 3, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1964, "stories": 1, "gar": 1, "bsmt": null, "lot": 23647, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000604E1F5", "assess": [ { "yr": 2024, "total": 237868.89, "mv": null } ] } { "name": "2534 Bolton Road NW", "addr": "2534 Bolton Road NW Atlanta GA 30318 US", "gla": 3709, "bed": 4, "bath": 2, "bf": 2, "bh": 0, "yb": 1974, "stories": 2, "gar": 0, "bsmt": null, "lot": 21159, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 905000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-00064C660F", "assess": [ { "yr": 2024, "total": 348484.86, "mv": null } ] } { "name": "2660 Peachtree Road NW", "addr": "2660 Peachtree Road NW Atlanta GA 30305 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00065605D2", "assess": [ { "yr": 2024, "total": 2422649.6, "mv": null } ] } { "name": "7918 Bluefin Trail", "addr": "7918 Bluefin Trail South Fulton GA 30291 US", "gla": 3123, "bed": 4, "bath": 2, "bf": 2, "bh": 0, "yb": 2005, "stories": 1, "gar": 2, "bsmt": null, "lot": 34185, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000683FD43", "assess": [ { "yr": 2024, "total": 442838.74, "mv": null } ] } { "name": "12080 Wexford Club Drive", "addr": "12080 Wexford Club Drive Roswell GA 30075 US", "gla": 1444, "bed": 2, "bath": 1, "bf": 1, "bh": 0, "yb": 1953, "stories": 2, "gar": 1, "bsmt": null, "lot": 19800, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00068FF79D", "assess": [ { "yr": 2024, "total": 113414.43, "mv": null } ] } { "name": "3768 Shenfield Drive", "addr": "3768 Shenfield Drive South Fulton GA 30291 US", "gla": 1231, "bed": 5, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1959, "stories": 1, "gar": 2, "bsmt": null, "lot": 16613, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0006A5EB39", "assess": [ { "yr": 2024, "total": 107065.76, "mv": null } ] } { "name": "105 River Terrace Pointe", "addr": "105 River Terrace Pointe Roswell GA 30076 US", "gla": 4484, "bed": 5, "bath": 2, "bf": 2, "bh": 0, "yb": 1969, "stories": 2, "gar": 3, "bsmt": null, "lot": 15064, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0006DE14D9", "assess": [ { "yr": 2024, "total": 653016.86, "mv": null } ] } { "name": "760 Bender Street SW", "addr": "760 Bender Street SW Atlanta GA 30310 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00073C6B35", "assess": [ { "yr": 2024, "total": 7756798.7, "mv": null } ] } { "name": "8496 Hearn Road", "addr": "8496 Hearn Road Chattahoochee Hills GA 30268 US", "gla": 1344, "bed": 2, "bath": 1, "bf": 1, "bh": 0, "yb": 1940, "stories": 2, "gar": 0, "bsmt": null, "lot": 17122, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00075101F0", "assess": [ { "yr": 2024, "total": 153088.93, "mv": null } ] } { "name": "374 Noelle Ridge Drive SW", "addr": "374 Noelle Ridge Drive SW Atlanta GA 30311 US", "gla": 1730, "bed": 5, "bath": 2, "bf": 2, "bh": 0, "yb": 1936, "stories": 1, "gar": 2, "bsmt": null, "lot": 30904, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00076923F4", "assess": [ { "yr": 2024, "total": 157355.05, "mv": null } ] } { "name": "1915 Perry Boulevard NW", "addr": "1915 Perry Boulevard NW Atlanta GA 30318 US", "gla": 4029, "bed": 2, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1968, "stories": 2, "gar": 3, "bsmt": null, "lot": 42523, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00076E5D0C", "assess": [ { "yr": 2024, "total": 282061.67, "mv": null } ] } { "name": "2980 Argonne Drive NW", "addr": "2980 Argonne Drive NW Atlanta GA 30305 US", "gla": 928, "bed": 5, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1979, "stories": 1, "gar": 1, "bsmt": null, "lot": 7582, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0007A853D2", "assess": [ { "yr": 2024, "total": 102502.14, "mv": null } ] } { "name": "1240 Birchwood Lane", "addr": "1240 Birchwood Lane Roswell GA 30076 US", "gla": 3213, "bed": 4, "bath": 1.5, "bf": 1, "bh": 1, "yb": 2016, "stories": 1, "gar": 3, "bsmt": null, "lot": 25186, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0007AEB87D", "assess": [ { "yr": 2024, "total": 481356.35, "mv": null } ] } { "name": "6031 Oak Bend Court", "addr": "6031 Oak Bend Court South Fulton GA 30296 US", "gla": 2350, "bed": 3, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1976, "stories": 2, "gar": 2, "bsmt": null, "lot": 11531, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0007FE0111", "assess": [ { "yr": 2024, "total": 333288.51, "mv": null } ] } { "name": "433 Belmont Drive", "addr": "433 Belmont Drive Roswell GA 30022 US", "gla": 2051, "bed": 5, "bath": 3, "bf": 3, "bh": 0, "yb": 1974, "stories": 1, "gar": 3, "bsmt": null, "lot": 29969, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0008562374", "assess": [ { "yr": 2024, "total": 290283.12, "mv": null } ] } { "name": "1196 Mayland Circle SW", "addr": "1196 Mayland Circle SW Atlanta GA 30310 US", "gla": 4259, "bed": 2, "bath": 3, "bf": 3, "bh": 0, "yb": 2013, "stories": 2, "gar": 2, "bsmt": null, "lot": 34407, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00086A0EAE", "assess": [ { "yr": 2024, "total": 372097.43, "mv": null } ] } { "name": "1333 Aniwaka Avenue SW", "addr": "1333 Aniwaka Avenue SW Atlanta GA 30311 US", "gla": 2733, "bed": 3, "bath": 3, "bf": 3, "bh": 0, "yb": 2004, "stories": 1, "gar": 0, "bsmt": null, "lot": 29623, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0008B54E4C", "assess": [ { "yr": 2024, "total": 232363.97, "mv": null } ] } { "name": "485 Boulevard Place NE", "addr": "485 Boulevard Place NE Atlanta GA 30308 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0008F4E4C1", "assess": [ { "yr": 2024, "total": 5568290.1, "mv": null } ] } { "name": "5050 Buice Road", "addr": "5050 Buice Road Johns Creek GA 30022 US", "gla": 2795, "bed": 5, "bath": 3.5, "bf": 3, "bh": 1, "yb": 2006, "stories": 1, "gar": 0, "bsmt": null, "lot": 6385, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [ { "kind": "for_sale", "status": "active", "lp": 732000, "mls": null, "dom": null, "conc": null } ], "apn": "DEV-0008F5F0D5", "assess": [ { "yr": 2024, "total": 291687.73, "mv": null } ] } { "name": "1413 Rosemont Parkway", "addr": "1413 Rosemont Parkway Roswell GA 30076 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-00092AB692", "assess": [ { "yr": 2024, "total": 2577344.5, "mv": null } ] } { "name": "1125 Spalding Drive", "addr": "1125 Spalding Drive Sandy Springs GA 30350 US", "gla": 3452, "bed": 3, "bath": 1.5, "bf": 1, "bh": 1, "yb": 2006, "stories": 1, "gar": 1, "bsmt": null, "lot": 42261, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0009BABFB3", "assess": [ { "yr": 2024, "total": 407695.42, "mv": null } ] } { "name": "870 Inman Village Parkway NE", "addr": "870 Inman Village Parkway NE Atlanta GA 30307 US", "gla": 3033, "bed": 4, "bath": 1.5, "bf": 1, "bh": 1, "yb": 1935, "stories": 1, "gar": 0, "bsmt": null, "lot": 14096, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-0009DB67CF", "assess": [ { "yr": 2024, "total": 413104.08, "mv": null } ] } { "name": "3852 Bonnie Lane SE", "addr": "3852 Bonnie Lane SE Atlanta GA 30354 US", "gla": 1304, "bed": 5, "bath": 3, "bf": 3, "bh": 0, "yb": 1957, "stories": 1, "gar": 0, "bsmt": null, "lot": 42796, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000A097C2A", "assess": [ { "yr": 2024, "total": 178877.03, "mv": null } ] } { "name": "9009 Woodland Trail", "addr": "9009 Woodland Trail Alpharetta GA 30009 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000A61F645", "assess": [ { "yr": 2024, "total": 4297082, "mv": null } ] } { "name": "435 Whispering Wind Lane", "addr": "435 Whispering Wind Lane Roswell GA 30022 US", "gla": 3977, "bed": 4, "bath": 3, "bf": 3, "bh": 0, "yb": 1992, "stories": 2, "gar": 2, "bsmt": null, "lot": 30120, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000A683EDA", "assess": [ { "yr": 2024, "total": 475710.23, "mv": null } ] } { "name": "1856 Delowe Place SW", "addr": "1856 Delowe Place SW Atlanta GA 30311 US", "gla": 3685, "bed": 3, "bath": 1, "bf": 1, "bh": 0, "yb": 1962, "stories": 2, "gar": 1, "bsmt": null, "lot": 7859, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000A98FC5F", "assess": [ { "yr": 2024, "total": 446539.07, "mv": null } ] } { "name": "2415 Hemingway Lane", "addr": "2415 Hemingway Lane Roswell GA 30075 US", "gla": 2503, "bed": 3, "bath": 3.5, "bf": 3, "bh": 1, "yb": 1935, "stories": 1, "gar": 2, "bsmt": null, "lot": 31273, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000AEC2455", "assess": [ { "yr": 2024, "total": 209632.85, "mv": null } ] } { "name": "5476 Babbling View", "addr": "5476 Babbling View South Fulton GA 30213 US", "gla": 3670, "bed": 3, "bath": 1, "bf": 1, "bh": 0, "yb": 1986, "stories": 2, "gar": 1, "bsmt": null, "lot": 23143, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000AFF755C", "assess": [ { "yr": 2024, "total": 454918.97, "mv": null } ] } { "name": "2310 Shancey Lane", "addr": "2310 Shancey Lane South Fulton GA 30349 US", "gla": 1974, "bed": 2, "bath": 2.5, "bf": 2, "bh": 1, "yb": 2005, "stories": 1, "gar": 1, "bsmt": null, "lot": 37725, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000B0510B1", "assess": [ { "yr": 2024, "total": 237645.82, "mv": null } ] } { "name": "681 University Avenue SW", "addr": "681 University Avenue SW Atlanta GA 30310 US", "gla": null, "bed": null, "bath": null, "bf": null, "bh": null, "yb": null, "stories": null, "gar": null, "bsmt": null, "lot": null, "style": null, "bsmt_x": null, "cond": null, "bath34": null, "gla_note": null, "listings": [], "apn": "DEV-000B512224", "assess": [ { "yr": 2024, "total": 627603.95, "mv": null } ] } { "name": "12570 Arbor North Drive", "addr": "12570 Arbor North Drive Milton GA 30004 US", "gla": 271

                                                                                                                     07:25 AM claude-fable-5

⏺ That query pulled the whole properties table (dev seed included) — filtering to just our seven Aurora properties:

⏺ Bash(cat "/Users/chasepursley/.claude/projects/-Users-chasepursley-Development-ph-OpenComps/ae76f13c-3d8d-452b-a088-2ee33e0dfd67/tool-results/mcp-supa base-postgrestRequest-1783682677477.txt" | jq -r --argjson ids '["54e71961-2cc7-41ab-aa51-42c57b7b3157","b4579106-4bba-4232-8094-beebc7734708","791d81b2-6c53-47b7-941e-45f9443bd8df","55f7da35-aa96-4288-9aed-bbcb9c 9c0649","8c0cec52-de58-43cf-8b29-92edf8ad6cf1","4af0af13-32bc-40c3-b191-94cdbc848b50","2451b47b-0778-4e2d-89a2-87b8e543801e"]' '.result[] | select(.id as $i | $ids | index($i)) | . as $p | (.residential_details | if type=="array" then .[0] else . end) as $d | { id, name, addr: (.addresses.full_address // (.addresses | if type=="array" then .[0].full_address else null end)), gla: $d.gla, bed: $d.bedrooms, bath: $d.bathrooms, bf: $d.bathrooms_full, bh: $d.bathrooms_half, yb: $d.year_built, stories: $d.stories, gar: $d.garage_spaces, bsmt: $d.basement_area, lot: $d.lot_size, style: ($d.extras.style // $d.extras.levels_mls), bsmt_x: ($d.extras | (.basement // .basement_note // .basement_description_mls // .basement_features // (if has("basement_finished") then ("finished: "+(.basement_finished|tostring)) else null end))), cond: ($d.extras | (.condition_notes // .kitchen_updates // .confidence)), bath34: $d.extras.bathrooms_threequarter, gla_note: $d.extras.gla_note, hoa: ($d.extras.hoa // $d.extras.hoa_present), listings: [$p.property_listings[]? | {kind: .listing_kind, status, lp: .list_price, mls: .metadata.mls_number, dom: .metadata.days_on_market_computed, conc: .metadata.seller_concessions}], apn: $p.property_parcels[0].parcels.parcel_number, assess: [$p.property_parcels[0].parcels.assessments[]? | {yr: .tax_year, total: .assessed_total, mv: (.metadata.market_value // .metadata.appraised_value)}] }') ⎿ { "id": "54e71961-2cc7-41ab-aa51-42c57b7b3157", "name": "1082 S Nucla St", "addr": "1082 S Nucla St Aurora CO 80017 US", "gla": 2300, "bed": 3, "bath": 3, "bf": 2, "bh": 1, "yb": 1979, "stories": null, "gar": 2, "bsmt": null, "lot": 9307, "style": "Tri-Level (split-level)", "bsmt_x": "Partial, finished per listing — additional family room and one non-conforming bedroom; basement sqft not stated by any source", "cond": null, "bath34": null, "gla_note": null, "hoa": false, "listings": [ { "kind": "for_sale", "status": "active", "lp": 545000, "mls": null, "dom": null, "conc": null } ], "apn": "1975-17-4-10-031", "assess": [ { "yr": 2026, "total": 31304, "mv": null } ] } { "id": "b4579106-4bba-4232-8094-beebc7734708", "name": "1001 S Nucla St", "addr": "1001 S Nucla St Aurora CO 80017 US", "gla": 2112, "bed": 4, "bath": 2.5, "bf": 2, "bh": 1, "yb": 1979, "stories": null, "gar": 2, "bsmt": null, "lot": 9743, "style": null, "bsmt_x": "unfinished (sqft not published)", "cond": "knotty alder custom cabinets (2013), newer appliances, quartz counters", "bath34": null, "gla_note": null, "hoa": null, "listings": [], "apn": "1975-17-4-10-023", "assess": [ { "yr": 2026, "total": 32332, "mv": null } ] } { "id": "791d81b2-6c53-47b7-941e-45f9443bd8df", "name": "1068 S Norfolk St", "addr": "1068 S Norfolk St Aurora CO 80017 US", "gla": 2152, "bed": 3, "bath": 2, "bf": null, "bh": null, "yb": 1981, "stories": null, "gar": null, "bsmt": null, "lot": 9984, "style": null, "bsmt_x": null, "cond": "LOW-MODERATE: physical facts (3bd/2ba/2,152 sqft/1981) come only from repeated Zillow search-index snippets; no listing page was fetchable on any portal. GLA unconfirmed as above-grade-only vs total finished area.", "bath34": null, "gla_note": null, "hoa": null, "listings": [], "apn": "1975-17-4-10-004", "assess": [ { "yr": 2026, "total": 30698, "mv": null } ] } { "id": "8c0cec52-de58-43cf-8b29-92edf8ad6cf1", "name": "1039 S Lewiston Way", "addr": "1039 S Lewiston Way Aurora CO 80017 US", "gla": 1856, "bed": 5, "bath": 4, "bf": 2, "bh": 2, "yb": 1978, "stories": 2, "gar": 2, "bsmt": 627, "lot": 6427, "style": null, "bsmt_x": "fifth conforming bedroom, three-quarter bath, flex/library space; total living area 2,483 sqft per listing (1,856 above grade + 627 basement)", "cond": "newer furnace, water heater, stainless appliances, double-pane windows; sunroom; backs to open space/greenbelt", "bath34": null, "gla_note": null, "hoa": "none", "listings": [ { "kind": "for_sale", "status": "sold", "lp": 505000, "mls": null, "dom": null, "conc": null } ], "apn": "1975-17-4-09-010", "assess": [ { "yr": 2026, "total": 30178, "mv": null } ] } { "id": "55f7da35-aa96-4288-9aed-bbcb9c9c0649", "name": "16405 E Kentucky Ave", "addr": "16405 E Kentucky Ave Aurora CO 80017 US", "gla": 2106, "bed": 5, "bath": 3.5, "bf": 3, "bh": 1, "yb": 1980, "stories": 2, "gar": 2, "bsmt": 611, "lot": 8399, "style": "two_story", "bsmt_x": "Nov 2025 sold listing (MLS 9429874) describes finished basement w/ second primary suite; earlier 2024 as-is listing (MLS 4712235, $375,000 investor sale) had same 611 sqft unfinished — interim renovation. Structural facts (year built, garage, above-grade GLA) carried from the earlier record; total 2,717 sqft consistent across both.", "cond": "beautifully renovated: new kitchen countertops, bathroom vanities, garage doors", "bath34": null, "gla_note": null, "hoa": null, "listings": [ { "kind": "for_sale", "status": "sold", "lp": 539900, "mls": null, "dom": null, "conc": null } ], "apn": "1975-17-4-17-047", "assess": [ { "yr": 2026, "total": 34309, "mv": null } ] } { "id": "4af0af13-32bc-40c3-b191-94cdbc848b50", "name": "648 S Kalispell Way", "addr": "648 S Kalispell Way Aurora CO 80017 US", "gla": 2494, "bed": 3, "bath": 3, "bf": 2, "bh": 1, "yb": 1981, "stories": null, "gar": 2, "bsmt": null, "lot": 14985, "style": null, "bsmt_x": null, "cond": "~$30,000 of updates: fresh interior paint, brand-new carpet, remodeled kitchen, vaulted ceilings; implies two-story layout (primary + 2 bedrooms upstairs)", "bath34": null, "gla_note": "2,494 sqft per listing; unconfirmed whether above-grade-only or total finished", "hoa": null, "listings": [ { "kind": "for_sale", "status": "sold", "lp": 490000, "mls": null, "dom": null, "conc": null } ], "apn": "1975-17-3-15-003", "assess": [ { "yr": 2026, "total": 30490, "mv": null } ] } { "id": "2451b47b-0778-4e2d-89a2-87b8e543801e", "name": "575 S Memphis Way", "addr": "575 S Memphis Way Aurora CO 80017 US", "gla": 2348, "bed": 4, "bath": 3, "bf": 1, "bh": null, "yb": 1981, "stories": null, "gar": 2, "bsmt": null, "lot": 7166, "style": "Tri-Level", "bsmt_x": "Daylight, Partial, Unfinished (hasBasement=true; no sqft published)", "cond": "full renovation: new LVP flooring/carpet, shaker cabinets, quartz counters, stainless appliances, new central A/C, water heater, permitted electrical panel, Wi-Fi garage door openers, roof ~2 yrs, new paint/windows/doors", "bath34": 2, "gla_note": "MLS structured livingArea 2,348 sqft; marketing text says '2,346 finished sqft'", "hoa": null, "listings": [ { "kind": "for_sale", "status": "sold", "lp": 575000, "mls": null, "dom": "~71 (computed from listed 2025-12-12 to closed 2026-02-21, not an MLS-published DOM)", "conc": "none published" } ], "apn": "1975-17-1-01-014", "assess": [ { "yr": 2026, "total": 28250, "mv": null } ] }

Feature	Subject — 1082 S Nucla St	Comp 1 — 1001 S Nucla St	Comp 2 — 1068 S Norfolk St	Comp 3 — 16405 E Kentucky Ave	Comp 4 — 1039 S Lewiston Way	Comp 5 — 648 S Kalispell Way	Comp 6 — 575 S Memphis Way
Proximity to subject	—	0.05 mi	0.11 mi	0.27 mi	0.30 mi	0.55 mi	0.62 mi
Data source(s)	Assessor MCP; Movoto (MLS 8770061)	County GIS; Movoto/Redfin snippets	County GIS; Zillow snippets ¹	County GIS; MLS 9429874 snippets	County GIS; REColorado MLS 5214785	County GIS; MLS 4383305 (IDX)	County GIS; MLS 1664958 (syndication)
━━ SALE DATA ━━
Sale price	Not sold — active at $545,000	$529,000	$510,000	$530,000	$505,000	$490,000	$550,000
Sale price / GLA	—	$250.47	$236.99	$251.66	$272.09	$196.47 ²	$234.24
Date of sale (recorded)	—	2025-05-29	2025-11-25	2025-11-18	2025-11-04	2026-03-15	2026-02-23 (MLS closed 02-21)
Sale type	—	Arms-length (MLS)	Arms-length (inferred) ¹	Arms-length (MLS)	Arms-length (MLS)	Arms-length (MLS)	Arms-length (MLS)
List price → sold	$545,000 (active)	Not published	Not published	$539,900 → $530,000	$505,000 → $505,000	$490,000 → $490,000	$575,000 → $550,000
Concessions	—	Not published ³	Not published ³	Not published ³	Not published ³	Not published ³	None published ³
Days on market	—	Not published	Not published	Not published	Not published	Not published	~71 (computed)
Deed reception №	—	E5037840	E5086134	E5083891	E5080402	E6016696	E6011506
━━ SITE & DESIGN ━━
Location	Tollgate Village; cul-de-sac	Tollgate Village (W)	Tollgate Village (W)	Tollgate Village (W)	Tollgate Village (W); backs to greenbelt	Tollgate Village (W)	Tollgate Village (W)
Site (lot, sq ft)	9,307	9,743	9,984	8,399	6,427	14,985	7,166
View	Not in record	Not in record	Not in record	Not in record	Open space/greenbelt	Not in record	Not in record
Design (style)	Tri-level	Not stated	Not stated ¹	Two-story	Two-story	Not stated (implies two-story)	Tri-level
Quality (Q rating)	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned
Year built	1979	1979	1981 ¹	1980	1978	1981	1981
Condition (C rating)	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned	Not assigned
Updates per listing	Class 4 roof 2025; furnace & AC 2023; new sewer line; 3 remodeled baths; EV charger	Kitchen remodel (2013 cabinets, quartz); updated baths; roof Aug 2024	Not in record ¹	Renovated: kitchen counters, bath vanities, garage doors; basement finished since 2024 sale	Newer furnace, water heater, windows; sunroom; Class 4 roof	~$30K updates: paint, carpet, remodeled kitchen; vaulted ceilings	Full renovation: LVP, cabinets, quartz, appliances, AC, water heater, electrical panel, roof ~2 yr
━━ ABOVE GRADE ━━
Bedrooms	3	4	3 ¹	5	5 (incl. 1 below grade)	3	4
Baths (full / half)	2 / 1	2 / 1	2 total ¹	3 / 1	2 / 2 (one is a ¾ below grade)	2 / 1	1 full + 2 ¾ ⁴
Gross living area	2,300 sq ft	2,112 sq ft	2,152 sq ft ¹	2,106 sq ft ⁵	1,856 sq ft	2,494 sq ft ²	2,348 sq ft
━━ BELOW GRADE & OTHER ━━
Basement	Partial, finished; family rm + 1 non-conf. bedroom; sq ft not stated	Unfinished; sq ft not published	Not in record ¹	611 sq ft finished (2nd primary suite)	627 sq ft finished (5th bed, ¾ bath, flex)	Present; finish not published	Daylight, partial, unfinished
Heating / cooling	FA (2023) / CAC (2023)	Not in record	Not in record	Not in record	Newer furnace	Not in record	New central A/C
Garage	2-car	2-car	Not in record ¹	2-car	2-car	2-car	2-car
HOA	None	Not in record	Not in record	Not in record	None	Not in record	Not in record
━━ PUBLIC RECORD ━━
APN	1975-17-4-10-031	1975-17-4-10-023	1975-17-4-10-004	1975-17-4-17-047	1975-17-4-09-010	1975-17-3-15-003	1975-17-1-01-014
County market value '26	$511,500	$528,300	$501,600	$560,600	$493,100	$498,200	$461,600
Assessed (taxable) '26	$31,304	$32,332	$30,698	$34,309	$30,178	$30,490	$28,250

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1082 S Nucla Street, Aurora, CO 80017

Subject and six closed comparable sales, Tollgate Village subdivision, Arapahoe County

Footnotes