Use this as the working fair-value anchor.
It sits above the current ask and Zillow signal, but below the full model that is pulled upward by 436 Manzanita's reassessment and turnkey expansion.
Valuation note / Sierra Madre, CA
206 Oak Meadow Rd
What the land is carrying, and what the market is likely to recognise.
19,690 sq ft lot2,238 sq ft home3 bed / 2 bath
Prepared2026-08-08Comp-based estimate
Reconciled estimate$2.0M-$2.2M
Practical market range after separating the outlier comp from the mechanical model.
Land-heavy model$2.593MFour-comp average
Zillow cross-check$1.808MCurrent Zestimate
Visible ask$1.849MCurrent listing reference
The decision
One property, two useful answers.
The land allocation method sees unusual optionality in a nearly half-acre flat parcel. The market check keeps the estimate grounded in current buyer behaviour.
Four selected comps, assessor land/improvement shares, and the target's 19,690 sq ft lot.
Three-comp model with 436 Manzanita removed from the average.
How the number is built
Price first. Allocation second. Judgment last.
Each sale price is split according to the comp's 2025 public-record assessed land and improvement values. The resulting implied unit values are then applied to Oak Meadow's lot and house.
- 01Assess
Land plus improvements gives the allocation base.
- 02Allocate
Each comp sale is divided between land and structure.
- 03Apply
Average unit values are applied to the target property.
Four selected sales
The comparison set.
Sierra Madre 91024 sales from March through July 2026. The set stays close to the target on location, living area, lot utility, or buyer profile.
| Property | Sale | Lot / home | Assessed split | Implied unit values |
|---|---|---|---|---|
| 155 W Grandview Ave2026-06-23 | $1.698M | 9,765 / 2,463 sq ft | $308,001 land$247,501 improvement | $96.41 land$307.16 structure |
| 305 E Laurel Ave2026-03-04 | $1.400M | 12,870 / 1,778 sq ft | $43,471 land$84,789 improvement | $36.87 land$520.53 structure |
| 51 Rancho Rd2026-03-24 | $1.775M | 13,972 / 2,221 sq ft | $33,549 land$82,631 improvement | $36.68 land$568.41 structure |
| 436 Manzanita Ave2026-07-10 | $2.305M | 10,817 / 2,296 sq ft | $1,125,162 land$200,838 improvement | $180.82 land$152.06 structure |
155 W Grandview Ave. Closest size match by building area. 12
305 E Laurel Ave. Original-condition house with guest-house area included in living area. 12
51 Rancho Rd. Strong size match with pool, views, and a larger corner lot. 12
436 Manzanita Ave. Turnkey expansion and recent reassessment make this the outlier. 12
!
Read with care
436 Manzanita changes the shape of the average.
Its 2025 assessment assigns $1.125M to land and $201K to improvements. That 84.9% land share produces an implied $180.82 per lot sq ft, far above the other three comps. It is still relevant for a land-heavy property, but it should not be allowed to speak for the whole market by itself.
Show assumptions and data limits
305 E Laurel includes a guest-house area in the 1,778 sq ft public living-area figure, while the assessor description identifies a 1,078 sq ft main house. 436 Manzanita also has a newly expanded main house and studio.
Assessed values can lag market value, especially when a property has not recently transferred. Condition, views, pool utility, zoning, topography, and ADU potential are not fully normalized in this simple model.
436 Manzanita84.9%land share of assessed value
Target property
The lot is the story.
Lot19,690sq ft
Home2,238sq ft
Built1949year
Use caseFlatfoothill parcel
Oak Meadow is roughly 1.4 to 2 times larger than the selected comp lots. That size advantage explains why a land-sensitive method can sit well above a conventional price-per-house estimate, while the current condition still keeps the market from paying every dollar of the theoretical option value.
Source trail
A number with a paper trail.
Prepared from Zillow property records, public-record tax histories, listing data, and the Los Angeles County property-tax portal.