Recent Comp Analysis – Mohican

Posted on November 3, 2025 in Uncategorized

Seller-Facing CMA — 22166 Mohican Ave

Prepared by Rob St Onge & Kristi Hudson — First Team Real Estate · Date: [DATE]
Window: Last 45 DaysRadius: ≤ 1.0 miStatuses: Sold & Pending

1) Executive Summary

  • Since-listing lens: We launched at $415,000 (9/11/2025) and reduced to $395,000 (9/23/2025); in-person showings remain <10.
  • Exposure in place: Full MLS syndication + Homes.com Pro retargeting → weak showings suggest price/positioning friction, not a marketing gap.
  • Comps set: Sold & Pending within 1.0 mi over the last 45 days (photo cards below).
  • Sold medians (set only): $/SqFt ≈ $281 · DOM ≈ 28 · Sale‑to‑List ≈ 107%.
  • Recommended paths: A) $389,900 Market Realignment · B) $379,900–$384,900 Speed-to-Sell · C) Hold $395,000 with up to ~2% buyer credit.

2) Market Since Listing — Quick Stats

$281
Median $/SqFt (sold set)
28
Median DOM (sold set)
107%
Median Sale‑to‑List (sold set)

Performance Since Listing — Analytics & Demand

15,245
Total Views
316
Detail Page Views (≈2.1%)
5
Favorites (≈1.6% of details)
  • Display ad views: 2,197 · Retargeting ad views: 288 (total ad views 2,485)
  • Matterport: 5 · Floor plan: 11
  • Given broad reach + retargeting, light showings indicate pricing friction vs. exposure.
(Optional) Paste your Homes.com analytics image here:
Homes.com analytics

3) Tier 1 — True Comps (±15% SF & ±1 bed/bath)

21826 Jelan Avenue — Pending (09/23/2025)

Beds/Baths: 3/2 | Living SF: 1,260 | Lot: 22,500 | Year: 1987
List: $310,000 | Contract: [pending price] | $/SqFt: $246 | DOM: 12
21826 Jelan Avenue - Front
Why it matters: Size‑adjacent entry option; condition/value benchmark near subject.

21815 Jelan Avenue — Pending (10/21/2025)

Beds/Baths: 3/2 | Living SF: 1,438 | Lot: 22,500 | Year: 1953
List: $389,000 | Contract: [pending price] | $/SqFt: $271 | DOM: 72
21815 Jelan Avenue - Front 21815 Jelan Avenue - Kitchen 21815 Jelan Avenue - Living Room
Why it matters: Close in size; demonstrates buyer ceiling with visible updates.

14559 Temecula Road — Pending (09/20/2025)

Beds/Baths: 3/2 | Living SF: 1,560 | Lot: 20,540 | Year: 2005
List: $390,000 | Contract: [pending price] | $/SqFt: $250 | DOM: 82
14559 Temecula Road - Front 14559 Temecula Road - Kitchen 14559 Temecula Road - Living Room
Why it matters: Larger/newer—useful ceiling check versus subject finish.

22267 Gayhead Road — Pending (10/17/2025)

Beds/Baths: 3/2 | Living SF: 1,290 | Lot: 21,000 | Year: 1985
List: $399,000 | Contract: [pending price] | $/SqFt: $309 | DOM: 61
22267 Gayhead Road - Front 22267 Gayhead Road - Kitchen 22267 Gayhead Road - Living Room
Why it matters: Strong $/SqFt at smaller size—tests upper range if condition shows well.

14122 Pawnee Road — Sold (10/23/2025)

Beds/Baths: 3/2 | Living SF: 1,370 | Lot: 20,160 | Year: 1981
List: $349,000 | Sold: $364,000 | $/SqFt: $266 | DOM: 103
14122 Pawnee Road - Front 14122 Pawnee Road - Kitchen 14122 Pawnee Road - Living Room
Why it matters: True comp sale near size—shows buyer resistance at longer DOM.

22144 Goshute Avenue — Sold (10/07/2025)

Beds/Baths: 3/2 | Living SF: 1,319 | Lot: 20,160 | Year: 1980
List: $382,000 | Sold: $390,000 | $/SqFt: $296 | DOM: 12
22144 Goshute Avenue - Front 22144 Goshute Avenue - Kitchen 22144 Goshute Avenue - Living Room
Why it matters: Clean, quick close near subject size—current proof of market‑correct pricing.

4) Tier 2 — Nearby Alternatives (Ceilings/Floors)

14498 Ramona Circle — Pending (09/27/2025)

3/2 | 1,740 SF | Lot 16,000 | 1990
List: $395,000 | Contract: [pending price] | $/SqFt: $227 | DOM: 58
14498 Ramona Circle - Front 14498 Ramona Circle - Kitchen 14498 Ramona Circle - Living Room
Boundary: Larger home with lower $/SqFt—helps cap aggressive asks.

22331 Ramona Avenue — Sold (09/26/2025)

3/2 | 1,224 SF | Lot 30,300 | 1978
List: $289,900 | Sold: $320,000 | $/SqFt: $261 | DOM: 16
22331 Ramona Avenue - Front 22331 Ramona Avenue - Kitchen 22331 Ramona Avenue - Living Room
Boundary: Undersized; supports the floor when smaller homes trade briskly.

21963 Goshute Avenue — Sold (10/10/2025)

3/2 | 1,200 SF | Lot 10,800 | 1960
List: $339,999 | Sold: $399,999 | $/SqFt: $333 | DOM: 39
21963 Goshute Avenue - Front 21963 Goshute Avenue - Kitchen 21963 Goshute Avenue - Living Room
Boundary: Very high $/SqFt on smaller footprint—don’t over‑apply to subject’s larger size.

5) Pricing Logic — Three Options

Median sold $/SqFt ≈ $281 → Subject (1,454 SF) baseline ≈ $409,900. Since-listing analytics + comp outcomes favor an immediate price/credit decision:

  • Option A — Market Realignment: $389,900 — aligns to recent since‑listing evidence; targets a measurable jump in showings without a deep undercut.
  • Option B — Speed‑to‑Sell: $379,900–$384,900 — front‑loads demand; pair with refreshed media and an “all‑access” launch weekend.
  • Option C — Hold & Credit at $395,000: keep price but publish buyer credit (e.g., temp rate buydown/CC up to ~2%); if Day‑7 KPIs miss by >20%, shift to Option A.

6) Emotion‑Free 21‑Day Plan (KPIs + Triggers)

Launch/Reposition (Day 0): Media refresh (hero + kitchen/yard), copy with 3 verifiable value drivers; MLS/IDX re‑feature; agent email; GBP + social boost; reverse‑prospect list; generous showing windows.

KPI Targets (weekly): Online ≥ [__] saves & [__] shares; Traffic ≥ [__] qualified showings; Offers ≥ 1 within [__] days at Market‑Correct or better.

Day 7: Hit targets → hold. Miss by ≤20% → micro‑optimize media/copy + reverse‑prospect. Miss by >20% → price correction $[__] or [__]%.

Day 14: If sub‑threshold → second correction or publish seller credit (rate buydown/CC) with new headline.

Day 21: Re‑scan actives/pendings; move to Speed‑to‑Sell bracket if needed.

7) Buyer Credits / Concessions Matrix

  • Rate buydown: Seller credit $[__] ≈ payment drop $[__/mo] (confirm with lender).
  • Closing costs: Up to $[__] with list at $[__].
  • Repair credit: Pre‑negotiate common items after inspection.

8) Agent Outreach & Demand Capture

  • Reverse‑prospect agents who saved/sent the listing (call + text).
  • Private remarks: highlight buydown/CC and easy access.
  • Email blast: “New price / New media” with 3 bullet proofs + 2 Tier‑1 comps.
  • Top‑of‑funnel: IDX alerts by cohort (pool/single‑story/RV/ADU), GBP + FB/IG local boost.

9) Net Sheet Snapshot (Illustrative — confirm with escrow)

Line ItemAmount
List Price$[__]
Seller Credits/Concessions$[__]
Estimated Closing Costs$[__]
Estimated Net$[__]

10) Owner’s Checklist

  • Touch‑ups (paint, bulbs, hardware) & curb‑appeal tune‑up (48 hrs).
  • Weekend showing plan (pets/lights/blinds).
  • Approve media/copy; pre‑agree Day 7/14 triggers.
  • Choose Option A / B / C and sign below for execution.
Decision: ☐ Option A ($389,900)    ☐ Option B ($379,900–$384,900)    ☐ Option C ($395,000 + credit)
Seller Signature: ___________________________    Date: ________

Appendix — Compact Table of All Comps

AddressStatusDateBedsBathsSqFtLotYearListSold/Contract$ / SqFtDOMNotes
21826 Jelan AvePending2025‑09‑23321,26022,5001987$310,000[pending]$24612Needs TLC; AC may not work
21815 Jelan AvePending2025‑10‑21321,43822,5001953$389,000[pending]$27172Cosmetic flip; updated
14559 Temecula RdPending2025‑09‑20321,56020,5402005$390,000[pending]$25082[—]
14498 Ramona CirPending2025‑09‑27321,74016,0001990$395,000[pending]$22758Tier‑2 (size)
22267 Gayhead RdPending2025‑10‑17321,29021,0001985$399,000[pending]$30961[—]
22331 Ramona AveSold2025‑09‑26321,22430,3001978$289,900$320,000$26116Tier‑2 (size)
14122 Pawnee RdSold2025‑10‑23321,37020,1601981$349,000$364,000$266103Tier‑1
22144 Goshute AveSold2025‑10‑07321,31920,1601980$382,000$390,000$29612Tier‑1
21963 Goshute AveSold2025‑10‑10321,20010,8001960$339,999$399,999$33339Tier‑2 (size)
Photos/info shown for private CMA purposes; if publishing publicly, include required IDX/CRMLS courtesy and confirm brokerage permissions. DRE: Rob 01914112 · Kristi 02118319 · First Team Real Estate.