Competitive Market Analysis
7128 Viceroy Way
Monarch Walk
Buena Park, California 90621
Recommended List Price
$825,000
$506 per square foot
Prepared August 2026
Prepared August 2026
Rick J. Lee
Realtor · REAL Broker
(714) 943-1598
RickJLeeHomes@gmail.com
RickJLeeHomes.com · DRE #02130981
RickJLeeHomes@gmail.com
RickJLeeHomes.com · DRE #02130981
The Case in Short
All three comparables closed above $500 a foot, and $825,000 asks less than two of them.
Price Per Square Foot, Plotted
7001 Monarch
$500
7128 Viceroy Way
$506
7692 9th St #105
$523
7692 9th St #118
$526
$490↑ $551 asked at #118, corrected to $526$560
7128 Viceroy Way · Competitive Market AnalysisPage 2
The Subject Property
7128 Viceroy Way
What Carries the Price
—Olson Homes Garden plan: open mid-level, oversized island, quartz counters, Shaker cabinetry, private deck.
—A rare three-car attached garage. No comparable in this analysis offers more than two.
—Gated community of only fifteen residences, with a community park, BBQ and shaded dining.
—Minutes to the 5 and 91, The Source OC, Cypress College and Knott's Berry Farm.
—Upgraded luxury vinyl plank, motorized shades, Nest thermostat, tankless water heater.
The HOA is identical to the closed sale inside Monarch Walk, so it is neutral to that comparison. It is $250 a month higher than both units at The Nines @ 9th, which the reconciliation on page 5 accounts for.
Subject specifications reflect the Monarch Walk Garden floorplan as built by Olson Homes. Confirm square footage, bath count and upgrade list against the property record before publishing.
7128 Viceroy Way · Competitive Market AnalysisPage 3
The Comparables
Three closings within twelve months. All above $500 a foot.
Just SoldComp A
7001 Monarch Ave
Monarch Walk · same community
$820,000
closed 07/30/2025 · $500/sf
3 bd / 2.5 ba
1,639 sf
3-car · end unit
HOA $525
The strongest comparable available: same builder, same floorplan, same HOA, forty feet away.
Just SoldComp B
7692 9th St #105
The Nines @ 9th · one mile away
$835,000
closed 07/02/2026 · $523/sf
3 bd / 2.5 ba
1,596 sf
2-car · solar
HOA $275
Closed 1.2% under ask. The most recent transaction in the immediate market. CRMLS #IV26043755.
Just SoldComp C
7692 9th St #118
The Nines @ 9th · sister unit
$839,000
closed 2026 · $526/sf
3 bd / 2.5 ba
1,596 sf
2-car · solar
HOA $275
Asked $879,900 — $551 a foot — and closed $40,900 lower. This is the market's ceiling, and what reaching for it costs.
7128 Viceroy Way · Competitive Market AnalysisPage 4
Reconciliation
Adjusting the most recent closing to 7128 Viceroy Way
Recommended
$825,000
$4,200 above the adjusted indication from the most recent closing.
Second indication
$848,200
7001 Monarch at $820,000, adjusted for size, interior siting and 5% market movement.
The two methods bracket the value between $820,800 and $848,200. Listing at $825,000 places the home at the bottom of that range — defensible to an appraiser, and attractive to a buyer comparing it against $839,000 for a smaller two-car unit.
Adjustments are the agent's professional estimate, not an appraisal. Confirm the subject's solar status and HOA dues against the property record before publishing.
7128 Viceroy Way · Competitive Market AnalysisPage 5
Days on Market
Two identical units, two strategies. One took a $40,900 haircut to get there.
7001 Monarch Ave$820,000 · $500/sf
Listed May 2025 · closed 07/30/2025 at full expectation.
7692 9th St #105$835,000 · $523/sf
Reduced 1.2% · closed 07/02/2026.
7692 9th St #118$839,000 · $526/sf
Asked $879,900 · cut $40,900 to close.
$526/sf
The top price this market has actually paid.
$551/sf
The ask that had to come down 4.7% before it closed.
$506/sf
Where we list, to draw offers inside the first thirty days.
Attached new construction in 90621 moved from $500 to $526 a foot over twelve months, roughly 5%. We price to the middle of that move rather than the top, because the two units that tested the top both needed a reduction to close.
Sources: CRMLS #OC25102303, #IV26043755, #IV25130973Page 6
Marketing Plan
The right price earns attention. This is how we hold it.
01
Prepare & Photograph
Staging consultation, professional daylight photography, twilight exteriors, floorplan and walkthrough video before the listing goes live. Nothing publishes until the images are right.
02
Launch Week
Coming-soon exposure, then full syndication to the CRMLS, Zillow, Redfin and Realtor.com. Broker preview, weekend open house, and direct outreach to the Buena Park and Fullerton agent network.
03
Target the Real Buyer
Paid social and search aimed at commuters on the 5 and 91 corridor, Cypress College and Knott's-area employees, and the move-up buyer priced out of Fullerton and La Mirada detached homes.
04
Report & Adjust
A written update every Monday: showings, saves, views and agent feedback. If the first fourteen days are quiet, we act on data rather than waiting out the season.
Every listing gets the full program. Nothing is held back for a price reduction later.
7128 Viceroy Way · Competitive Market AnalysisPage 7
Who You Are Hiring
Ranked first in Long Beach. Brokered by REAL.
RealTrends 2026
#1 Agent in Long Beach
RealTrends 2026
Top Large Team in Long Beach
A full team runs each listing: pricing and strategy, showing coverage, media production and a transaction coordinator who keeps escrow on schedule. You are not hiring one person's calendar.
Reach & Video Marketing
Scroll-stopping cinematic listing films, on an audience of 61,000.
—A cinematic property film built to stop the scroll, not a slideshow of stills.
—Vertical cuts sized for Reels, TikTok and Shorts, published across all three channels.
—Paid amplification behind the film into the 5 and 91 commuter corridor.
—Every view, save and share reported back to you weekly. Recent work: film one, film two, film three.
7128 Viceroy Way · Competitive Market AnalysisPage 8
Recommendation
List at $825,000. The comps carry it.
—$20 a foot below the top closing this market has produced, on a larger home with a three-car garage.
—Two independent adjustments bracket $820,800 to $848,200. We list at the bottom of that range.
—$14,000 under the highest closing at The Nines @ 9th, which only got there after a $40,900 price cut.
—Priced to draw offers inside the first thirty days, while the three-car garage carries the premium.
Recommended List Price
$825,000
$506 per square foot
1,630 sf · 3 bd / 2.5 ba
1,630 sf · 3 bd / 2.5 ba
Rick J. Lee
Realtor · REAL Broker · DRE #02130981
Equal Housing Opportunity
(714) 943-1598
RickJLeeHomes@gmail.com
RickJLeeHomes.com
RickJLeeHomes@gmail.com
RickJLeeHomes.com