Overview of comparable homes

I put together a screencast above (click the play button and turn the sound on please) so that I can share with you my comp analysis of the homes that I selected to use as comparable sales. I will also link this side-by-side report for you below so you can review the comps as well.

I pulled comps from right within the area and focused on 3 bed 1 bath ranging to 4 bedroom homes with 2 baths. Because of the unique configuration of your home being a 3 bed 1 bath main house and a 1 bed/1 bath/kitchenette studio, I wanted to ensure that I was looking at the entire range of comps to gather info for the valuation.

Based on the comparable sales, my recommendation list-price wise would be $899K. The average list price of the currently active and pending 3 bed 1 bath homes is $807,677 and the median price of those homes is $795K. With the condition of your home and the ADU, I’m comfortable recommending $899K. Ideally, we can generate multiple offers at that number with the right marketing via The Whipple Group and get you above that in the $915K-$920k range if the market views it favorably.

I’m linking two sets of comparable properties below, one is the comps I went over in my screencast, and the other set is the 3 bed 1 bath homes in 90808 and 90815. There is only one at the $900K mark but that has a 4-car garage and it’s under contract after 25 days on the market. I think unless there are big shifts in the market, $899K is our sweet spot.

The larger group of comps range much more in value and there are some outliers in that bunch like 5305 Mezzanine (which is overpriced and has been languishing) so I wouldn’t put too much stock into the larger group of comps median and average prices but I’ve included those comps below. (which I also use in the screencast above)

I’m looking forward to your feedback on this, when is a good time for us to connect to talk further about all of this information?

net sheets

I’ve linked the. net sheets I had escrow run for us, with your loan payoff and the solar payoff calculated at $21K. I had them run one at $899K (with two agents, me representing you and another agent representing the buyer) and one at $915K in the event we reach the outcome of multiple offers and go over the list price, which always, is my objective with pricing intelligently.

Here is a secondary net sheet with a sales price of $915K