You’re sitting on a potential goldmine with this plan. By adding a third full bath and finishing the basement, you’re transforming a 1,092 sqft starter home into a highly competitive family residence. Based on the $567,500 comp at 154 Grandview, a high-end renovation here puts your After Repair Value (ARV) between $550,000 and $585,000.
Removing that wall for an open concept is the right move for the Lake Shore market. Modern buyers in Pasadena prioritize that 'flow' from the kitchen to the living area. Finishing the basement effectively doubles your functional living space, which is where you'll see the biggest jump in appraisal value.
| Project Milestone | Estimated Value |
| :--- | :--- |
| Current Zestimate | $454,500 |
| Recent Purchase Price | $275,000 |
| Estimated ARV | $550,000 - $585,000 |
Keep an eye on your tax bill. Your current annual tax is $2,338 based on a $319k assessment. Once you pull permits for the basement and bathroom, expect the county to reassess you closer to the new market value, which could nearly double your carrying costs.
Focus your budget on the kitchen island and the new basement bath—these are your highest ROI areas. If you can keep your total renovation spend under $125k, you're looking at a massive equity cushion or a very lucrative flip.