Property record
County and assessor sources establish the address, parcel, living area, year built, lot, and available physical characteristics. Missing information stays missing until a reliable source or client review supplies it.
Method and data sources
The estimate is only as strong as the evidence.
BumbleBeetle separates observed property facts, outside market evidence, client-reviewed assumptions, modeled costs, and financial scenarios. You can see what supports a result and what still needs professional review.
Comparable-property evidence
An automated subject range is current-condition context only. Reviewed competing renovated closed sales are required before BumbleBeetle presents post-improvement value, an acquisition ceiling, or a paid report.
Condition and preparation
The condition selected and the recommended scope connect the current-condition estimate to the preparation plan. The software does not infer renovation scope from build year alone.
Local cost evidence
Documented projects, complete job reconciliations, current cost tables, and scoped assumptions inform renovation planning. Individual receipts are evidence of paid work, not complete-job prices by themselves.
What the Lopez & Lopez process contributes
Experience is used where it belongs.
The private working corpus includes historical sale outcomes, modern reconciled project costs, property-verification files, pricing materials, and consultation records. Those records help evaluate renovation assumptions, transaction math, decision language, and model error.
They do not replace current comparable sales. Market value, renovation, financing, transaction costs, seller proceeds, and the preliminary acquisition ceiling remain separate calculation layers.
Evidence status
BumbleBeetle does not treat every range the same.
Tucson-wide reference
Broad planning context only. No property-specific value, acquisition ceiling, or paid report.
Dated local reference
Local market context only. Recent comparable evidence is required before a property-specific value is displayed.
Automated comparable context
Address-specific current-condition context only. It does not support post-improvement or acquisition calculations.
Reviewed renovated closed sales
Post-improvement and investor decision support with selection, adjustments, reconciliation, sources, and limitations preserved.
Property Decision Report
A decision aid with the limitations beside the numbers.
The report preserves the property facts, assumptions, evidence status, calculation version, financial comparisons, action plan, and next review step. It is not an appraisal, inspection, title report, or offer to purchase.
Start with an address