386 Larmier Avenue, Oak View, California 93022, Oak View, - bed, bath

home-pic
ACTIVE$1,300,000
386 Larmier Avenue, Oak View, California 93022
2Beds
1Bath
1,604Sqft
4,979Lot
Year Built
1948
Close
-
List price
$1.3M
Original List price
$1.3M
Price/Sqft
-
HOA
-
Days on market
-
Sold On
-
MLS number
V1-32966
Home ConditionExcellent
Features
Patio
View-

About this home

Two homes on one lot. The original and charming 1948 home greets you with a secluded garden and welcoming front porch. Featuring two bedrooms, one bath, and a flexible bonus room ideal for work, fitness, or hobbies. The living area showcases rich wood flooring, updated dual-pane windows, and wood burning fireplace. The large dining room flows into a redesigned and enlarged kitchen featuring quartz countertops, modern cabinetry, stainless steel appliances and generous storage. The two bedrooms each have mirrored closed doors. The bathroom has been thoughtfully updated. Recent enhancements include upgraded 220-amp electrical service, a Lennox HVAC system, dual pane windows throughout newer interior and exterior paint and newer main gas line. The huge bonus room also includes a laundry closet and additional space for so many creative uses.The separate accessory dwelling unit (ADU), completed in 2023, offers its own entrance, private yard, and stylish interior. The living room features Wailua Luxury plank flooring, contemporary dual paned windows, ceiling fan and recessed lighting. The kitchen is outfitted with a floating bamboo floor, quartz countertops, a deep farmhouse sink, and an inviting garden window. The big bedroom features a huge closet, two windows and skylight adding lots of natural light. The ADU is equipped with a Mitsubishi dual-zone climate system, newer wiring and plumbing, and energy-efficient spray foam insulation. It enjoys its own private street-facing entry and separate private backyard access. Situated on a corner lot, the property includes a two-car covered carport. Nestled near the scenic Ojai Valley and its popular bike trail, the location is within walking distance to a local market, coffee and donut shops and popular breakfast spot. Oak View offers easy access to both downtown Ojai and Ventura, with the ocean just a good bike ride away. Whether you're heading to the beach or exploring nearby vineyards, this setting offers convenience and charm.

Price History

Date
Event
Price
10/20/25
Listing
$1,300,000
Neighborhood Comparison

 SubjectAverage HomeNeighbourhood Ranking (30 Listings)
Beds23
26%
Baths12
16%
Square foot1,6041,530
55%
Lot Size4,97910,149
10%
Price$1.3M$1.05M
68%
Price per square foot$810$682
68%
Built year19481958
32%
HOA$650
Days on market16169
3%
Condition Rating
Excellent

This property features two homes on one lot, significantly impacting its overall condition. The Accessory Dwelling Unit (ADU) was completed in 2023, making it virtually new with modern finishes, appliances, and systems (e.g., Mitsubishi dual-zone climate, new wiring/plumbing, spray foam insulation, luxury plank flooring, quartz countertops, farmhouse sink, modern bathroom). The original 1948 main house has also undergone extensive and recent renovations, including a redesigned kitchen with quartz countertops, modern cabinetry, and stainless steel appliances, a thoughtfully updated bathroom, upgraded 220-amp electrical service, a Lennox HVAC system, dual-pane windows, newer interior/exterior paint, and a newer main gas line. While the main house bathroom's style might be slightly older than the ADU's, the comprehensive updates to major systems and key living areas in the main house, combined with the brand-new ADU, position the entire property as meeting current quality standards with minimal physical depreciation and no deferred maintenance.
Pros & Cons

Pros

Dual-Unit Property (ADU): Features two distinct homes on one lot, including a newly constructed (2023) Accessory Dwelling Unit, offering significant flexibility for rental income, multi-generational living, or dedicated workspace.
Extensive Modern Upgrades (Main House): The original 1948 home has undergone substantial renovations, including a redesigned kitchen with quartz countertops and stainless steel appliances, updated bathroom, new HVAC, upgraded electrical, and dual-pane windows, minimizing immediate buyer expenses.
Newly Built & Energy-Efficient ADU: The ADU boasts contemporary finishes, Wailua Luxury plank flooring, quartz countertops, a Mitsubishi dual-zone climate system, and energy-efficient spray foam insulation, ensuring modern comfort and lower utility costs.
Desirable Lifestyle Location: Situated near the scenic Ojai Valley bike trail and within walking distance to local amenities (market, coffee, breakfast), with easy access to Ojai, Ventura, and the ocean, appealing to an active lifestyle.
Enhanced Infrastructure: Recent enhancements across the property include upgraded 220-amp electrical service, a Lennox HVAC system in the main house, newer main gas line, and updated wiring/plumbing in the ADU, providing modern utility and reliability.

Cons

Age of Original Structure: Despite extensive updates, the main house's 1948 construction year may still present potential long-term maintenance considerations or structural concerns not explicitly addressed by cosmetic or system upgrades.
Modest Bedroom Count for Dual Units: With 2 bedrooms in the main house and likely 1 in the ADU, the total bedroom count (3) across two separate dwellings might be considered limited for larger families or those seeking more extensive multi-unit occupancy.
Corner Lot Considerations: While offering visibility and separate ADU entry, a corner lot can sometimes lead to increased traffic noise, reduced privacy for certain areas, and potentially more extensive landscaping maintenance compared to an interior lot.

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