Use this as the working fair-value anchor.
The subject is slightly below the core comp median at its current $958,000 ask. That is competitive positioning, while $970,000 is the cleaner estimate for a market-ready home with comparable presentation.
Current listing Comparative market analysis / Irvine, California
130 Almador
A focused value read for a 1,300-square-foot Las Palmas townhome, grounded in the same floor plan and the market's current response.
Westpark / Las Palmas2 bed / 2.5 bathAttached 2-car garage
Prepared2026-09-17Broker-style CMA
Estimated market value$970K
Working fair-value anchor before an interior inspection and HOA-document review.
Probable range$945K–$995KCondition-sensitive
Current ask$958K$737 / sq ft · about 3 weeks
Core comp median$970KFour same-format closed sales
The decision
Price the floor plan, then let condition move the number.
The most defensible evidence is not a broad Irvine average. It is the cluster of nearly identical Las Palmas townhomes that closed between $969,000 and $975,000.
A full-remodel result near the top of the range is possible, but the $1.05M 28 Almador sale was described as fully refurbished with new AC and should not be treated as an average comp.
The current list is credible if the home is average or lightly updated. If it shows like the upgraded comps, $969,000–$979,000 is the more ambitious launch band.
Visual evidence
The comp story, in four views.
Closed sales are weighted more heavily than automated estimates. The active listing is a market check, not a sale, and the ZIP metrics are broad context rather than direct valuation evidence.
Chart 01
Same format, same HOA ecosystemClosed-sale price range
closed comparable superior-condition anchor current ask
Chart 02
Subject ask: $737 / sq ftPrice per square foot
closed comparable upper anchor active competition
Chart 03
Working value: $970KCondition-sensitive value range
Chart 04
Days on market, approximateCurrent-market positioning
92614 sale-to-list98.7%Redfin ZIP snapshot · Aug. 2026
Median sale price$1.2MAll property types in 92614
Average days on market44dBroad ZIP context
Current same-format competition$969K10 Agostino · active
Five selected sales
The comparison set.
The set stays inside the Las Palmas / Westpark buyer pool and prioritizes the same two-bedroom, two-and-a-half-bath townhome format. The four core comps are the primary indication; the fifth is a condition-adjusted ceiling.
| Property | Closed sale | Format | Size | Sale / sq ft | Broker read |
|---|---|---|---|---|---|
| 120 AgostinoMay 20, 2026 1 | $972,000 | 2 bed / 2.5 bath | 1,300 sq ft | $748 | Same floor plan; granite kitchen, recessed lighting, skylight, and private patio. |
| 144 AgostinoMar. 17, 2026 1 | $969,000 | 2 bed / 2.5 bath | 1,300 sq ft | $745 | Same size and bath count; upgraded, freshly painted, with new skylight and landscaping. |
| 116 AlmadorNov. 5, 2025 1 | $975,000 | 2 bed / 2.5 bath | 1,300 sq ft | $750 | Same floor plan; updated kitchen, baths, windows, skylight, appliances, and flooring. |
| 3 AlmadorNov. 10, 2025 1 | $971,000 | 2 bed / 2.5 bath | 1,307 sq ft | $743 | Same format with 7 additional square feet; marketed as move-in ready with upgrades. |
| 28 Almador*Dec. 17, 2025 1 | $1,050,000 | 2 bed / 2.5 bath | 1,300 sq ft | $808 | Same floor plan, but a superior-condition anchor after a full interior refurbishment and new AC. |
Core comp math. The four direct-fit sales average $971,750 and have a $970,000 median. Their average price per square foot is approximately $747 versus the subject's current $737 ask.
Condition matters. Public listing descriptions consistently use words such as upgraded, updated, move-in ready, or refurbished. The subject's condition should be verified before using the upper half of the range.
Live competition. 10 Agostino is an active 1,300-square-foot, 2.5-bath format at $969,000 and about 71 days on Redfin. It is useful evidence against an overly aggressive launch price.
Why there is no lot adjustment. This is an attached HOA townhome. Public pages report a common association parcel rather than a separately marketable unit lot, so a land-price-per-square-foot model would introduce false precision.
Method and judgment
A CMA should be auditable, but not pretend to be an appraisal.
This analysis uses public listing and sale records as a broker-style estimate. It is designed to support pricing and negotiation decisions, not to replace an appraisal, inspection, title review, or HOA-document review.
Select
Same community, same two-bedroom dual-suite format, and approximately 1,300 square feet.
Compare
Use closed-sale price, size, timing, condition language, and current competition as separate signals.
Reconcile
Anchor at $970K, then move toward $945K or $995K based on the unit's actual condition and presentation.
Land / structure allocation intentionally excluded.
The assessor-allocation method used for land-heavy detached properties is not appropriate here. An attached townhome's reported acreage represents common association land, and assessed splits can reflect tax history rather than the price a buyer will pay for this unit.
Target property
The buyer is purchasing a lifestyle, not just square footage.
Home1,300sq ft
Plan2 / 2.5dual suites
Built1989year
HOA$461per month
The listing emphasizes cathedral ceilings, fireplace, private backyard, direct-access two-car garage, EV charger, pools, sports courts, parks, and Irvine Unified schools. Those benefits explain why this format can command high-$900s even without a private lot. The value conclusion assumes the advertised features are present and that there are no material HOA, permit, repair, or insurance issues.
Source trail
A number with a paper trail.
Prepared from public listing records, public sale histories, and a ZIP-level market snapshot captured around September 17, 2026. Facts should be rechecked against the MLS, county records, and HOA documents before a listing or offer decision.
Subject listing130 Almador · Redfin / CRMLSSubject cross-check130 Almador · Realtor.comPrimary comp120 Agostino · $972,000Primary comp144 Agostino · $969,000Primary comp116 Almador · $975,000Primary comp3 Almador · $971,000Upper anchor28 Almador · $1,050,000Active competition10 Agostino · $969,000 askMarket contextRedfin · 92614 market snapshot