11085 Larch Ave
Bloomington, CA 92316 · 3+ Acres
COMPARATIVE MARKET ANALYSIS
Prepared September 19, 2026 | Prepared for Steve Sharpless
Dear Steve,
I hope you're doing well. I've put together a Comparative Market Analysis for your Larch Ave property. This one is unusual in the best way — a 3+ acre holding in a market where land carries real value — so I've priced the home and the acreage separately, then combined them.
There's no pressure attached. My goal is to give you accurate, defensible numbers grounded in verifiable Bloomington sales, so you can make an informed decision whenever the time is right.
Inside, you'll find:
- Verified large-lot Bloomington comps (no small-lot tract homes)
- Your home valued against the strongest recent sales
- The landlocked rear 2 acres valued honestly as bonus land
- A combined value range based on today's market
Every property has its own story, and this one's story is the land. If you'd like to walk it together or talk through parcel strategy, timing, or how to present it, I'm always happy to help.
Thank you for the opportunity to serve you. If you need anything — real estate-related or otherwise — I'm here.
Warm regards,
Frank Sottile
Broker Associate | RE/MAX Lakeside | DRE #00900300
Frank Sottile
Broker Associate
RE/MAX Lakeside
RE/MAX Lakeside
"Focused on what matters most,you and your family."
Frank Sottile | RE/MAX Lakeside
760-952-0019 · sottilerealestate@gmail.com · www.franksottile.realtor
DRE #00900300 | Pricing reflects current market conditions and is subject to change.
760-952-0019 · sottilerealestate@gmail.com · www.franksottile.realtor
DRE #00900300 | Pricing reflects current market conditions and is subject to change.
11085 Larch Ave | Bloomington, CA 92316PROPERTY PROFILE + MARKET CONTEXT
Property at a Glance
4
Bedrooms
Garage converted
1.5
Baths
Full + Half
2,053
Living Area
Sq Ft
1955
Year Built
Original / needs work
3+
Total Land
1 ac + 2 ac rear
Average
Condition
Needs updates
★ Key Finding — Two Near-Twin 1-Acre Fixers Anchor the Price. 19169 Manila ($790K, over ask) & 17857 San Bernardino ($748K, Jun 2026): ~1,700 sf, ~1 acre, need work. Subject is larger (2,053 sf), same 1955-era vintage, so its home+acre indicates ~$780K before the acreage premium.
$550,000
Median Sale Price
Bloomington · Dec 2025
37 Days
Avg Days on Market
Bloomington · fast market
$365K/acre
Developable Land
0 Larch 2.33ac sold $850K
The Land Is the StoryBloomington is a market where acre-plus rural-residential parcels command a large premium over small-lot tract homes, because the land itself carries development and horse-property value. Raw developable land here trades around $365,000 per acre — the 2.33-acre parcel at 0 Larch sold for $850,000 in May 2025. That is why comping this property against small tract homes would badly underprice it, and why the acreage is valued as its own line item.
The Rear 2 Acres — Valued HonestlyThe rear parcel is a separate APN, but it is landlocked through the home parcel with no independent street access. That matters: a landlocked lot generally can't be independently developed or financed, so it is NOT worth full per-acre land value. Its real value is to the owner of the front parcel — expansion room, privacy, animals, RV/toy storage, a future ADU. It's a genuine premium, but a bonus-land premium, not a second buildable lot.
What It Means for SteveTwo recent near-twin 1-acre fixers (Manila, San Bernardino) closed at an average of $769,000. The subject is larger, so its home+acre indicates ~$780,000. The landlocked rear 2 acres add a discounted ~$55,000 as bonus acreage. Combined, that supports a target near $835,000 — well above the $583,548 single-parcel Redfin estimate, which ignores the conversion and the extra land.
11085 Larch Ave | Bloomington, CA 92316COMPARABLE SALES + VALUATION APPROACH
Comparable Sales — Bloomington Large-Lot (Tract Homes Excluded)
| Address | Status | Date | Price | $/SF | Bd/Ba | SqFt / Lot | Adj. | Indicated |
|---|---|---|---|---|---|---|---|---|
| 19169 Manila St ANCHOR | Closed | 2026 | $790,000 | $470 | 3/2 | 1,680 / 1.1ac | +$14,500 | $804,500 |
| 17857 San Bernardino TWIN | Closed | 06/26 | $748,000 | $440 | 4/2 | 1,699 / 1.14ac | +$34,500 | $782,500 |
| 10853 Locust Ave SUPPORT | Closed | 01/25 | $750,000 | $316 | 4/2 | 2,370 / Large | -$91,500 | $658,500 |
| 10573 Larch Ave CEILING | Active | List | $900,000 | $424 | 3/1 | 2,124 / Big | ceiling | $900K |
| 0 Larch Ave (land) LAND | Closed | 05/25 | $850,000 | land | 2.33ac | 2.33ac | land | $365K/ac |
ANCHOR/TWIN = 19169 Manila ($790K, over ask) & 17857 San Bernardino ($748K, Jun 2026) — two ~1,700sf 1-acre fixers, avg $769K. CEILING = $900K large-lot listing. LAND = per-acre benchmark (WITH access) the landlocked rear is discounted from.
Sources: Zillow & Redfin public records / listings. County still lists subject as 3bd + 440sf garage (pre-conversion). Verify APNs & access before listing.
Sources: Zillow & Redfin public records / listings. County still lists subject as 3bd + 440sf garage (pre-conversion). Verify APNs & access before listing.
Valuation — Home + Land Broken Out
$780,000
Home + 1 Acre
2 twin comps avg $769K
+ $55,000
Rear 2 Acres
Landlocked bonus land
$835,000
Combined Target
Today's market
$583,548
Redfin AVM
Single-parcel — excludes both
Strengths
- 3+ acres in a land-hungry market. Bloomington rewards acreage — developable land trades near $365K/acre and large-lot homes list at $900K. Even landlocked, the extra 2 acres are a real premium.
- Two recent near-twin anchors — 1-acre fixers that closed at $748K and $790K, verified and directly comparable.
- Garage conversion adds a 4th bedroom of usable living space the county record (still 3bd + garage) doesn't yet reflect.
Risks / Offsets
- Landlocked rear parcel caps land value. No independent access — priced as bonus acreage, not a buildable lot. Don't market it as developable.
- Needs updates. Average condition, in line with both fixer anchors; presentation protects the price.
- Verify APNs and access before listing. Confirm the two parcels, the landlocked status, and whether a lot-line adjustment or merger is worth pursuing for a future ADU.
11085 Larch Ave | Bloomington, CA 92316SUGGESTED LIST PRICE + NEXT STEPS
Suggested List Price
Combined Target: Home $780K + landlocked rear 2 acres $55K → $835,000
Anchored on two 1-acre fixers: Manila $790K & San Bernardino $748K. Land premium discounted for no independent access.
Conservative — Sell Fast
$795,000
Home at the low end plus a lean land premium. Prices the acreage attractively and draws land-seekers and horse-property buyers. In a 37-day market this moves quickly. Best fit if speed and certainty matter.
Target — Best Outcome
$835,000
Home value triangulated from two 1-acre fixers that closed at $748K and $790K, adjusted for the subject being larger, plus a discounted premium for the landlocked 2 acres. Sits below the $900K ceiling and well above the single-parcel AVM.
Aggressive — Test the Land
$875,000
Pushes the acreage premium toward its ceiling. Achievable if the home shows better than expected or a buyer places outsized value on the 3+ contiguous acres. Reduce toward target if no serious offer in the first few weeks.
Confirm Before Listing: 1) Both APNs and the landlocked status of the rear parcel. 2) Whether a lot-line adjustment/merger helps a future ADU. 3) County record still shows 3bd + garage — the 4th-bedroom conversion should be reflected/permitted for the listing.
Why the Number Beats the Redfin AVM ($583,548): The AVM values one parcel and misses the garage-to-living conversion and the 2 rear acres. The comps carry the real land premium.
No plans to sell yet? That is completely fine.
This CMA is yours to keep. It values the home and the land honestly and separately, so you can plan with real numbers and know exactly where the value sits. There's no timeline you have to follow. When you're ready to talk parcel strategy, walk the land, or revisit the numbers, I'm just a call away.
"Focused on what matters most, you and your family."
Comparable data from public records (Zillow, Redfin) and is deemed reliable but not guaranteed; buyer to verify. This CMA is not an appraisal or an offer to buy or sell. Pricing reflects current market conditions and is subject to change.