Campbell Ave, Hamilton
Offer Date: FIRST COME FIRST SERVED
Closing Date: December 18th, 2025
**The seller may stay in the property after closing until January 5th, 2026 at no cost, provided they obtain tenant insurance and give written notice on closing. If this option is exercised, the buyer’s lawyer will hold back $20,000, released only once the seller vacates. Any stay beyond January 5th, 2026 will be charged at $1,000 per day from the holdback.**
** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
- Full Renovation: This property is ideal for investors looking for a fix & flip. Our reccomended improvements include new drywall, flooring, a full kitchen and bathroom remodel, roof replacement, repair of the master bedroom leak, and complete the property with modern fixtures and finishes.
- Exterior Improvements: Exterior work such as upgrading and painting the front deck, landscaping the front and back yards, and cleaning up the driveway would significantly boost curb appeal.
Property Overview
Details
- Detached 2 Storey
- Beds: 3
- Baths: 2
- 1 full upstairs
- 1 powder room in basement
- 1,223 sqft above ground & 589 sqft below grade
- Unfinished basement
- Ceiling height is lower, reaching a maximum of about 6 feet
- Separate entrance to the basement from the side of the house
- No garage
- Driveway with 1 car parking
- Built in 1920
- Upstairs flooring shows signs of cracking with some of the subfloor requiring replacement
- Most of the drywall and plaster is in worn condition and needs replacing
Mechanical & Systems
- Electrical: breaker panel, replaced in 2010 with 125 amp service as per seller
- Furnace: 2 years old
- Financed and to be paid off by seller on closing
- A/C: central air installed in 2023
- To be paid off by seller on closing
- HWT is dated
- Rental
- To be assumed by Buyer as per APS
- Appliances included: washer & dryer in AS-IS condition
Roof & Exterior
- Roof in need of replacing
- slight leak in the master bedroom when it rains
- Windows are older with the exception of a few that have been replaced
Lot & Location
- 25 ft x 60 ft lot
- Property taxes are approx. $2,451
- ZONING R1a
Important Notes
- Noticeable animal smell in the house
- Seller has the option to leave junk behind—budget recommended for junk removal
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| The Numbers
We are selling our assignable purchase contract for this excellent Fix & Flip opportunity.
- Wholesale Price: $249,999
- We believe that this property is worth $295,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $515,000 on the MLS
- Purchase today for $265K SPREAD TO ARV!
Comparable Analysis |
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| 63 Argyle Avenue sold for $287,500 only 16 days ago after 4 days on the market. It is a 3-bed, 1-bath detached two-storey home with 1,104 sq. ft. of living area on a 20 ft x 100 ft lot, with an unfinished basement and no driveway or garage. While similar in age and general configuration, this comparable offers a smaller interior, one fewer bathroom, and no on-site parking relative to the subject. After making the appropriate adjustments for size, layout, and functional advantages, the subject property would be expected to sell for approximately $295,000 in as-is condition on the MLS. |
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| 163 Grosvenor Avenue North sold for $520,000 just 22 days ago. This 3-bed, 2-bath detached 2 storey home offers 1,112 sq. ft. of living space on a 20 ft x 102 ft lot, with a partially finished basement and one parking spot in the rear of the property, but no garage. The property has been upgraded and renovated throughout, making it a strong example of what a fully modernized home of this size can achieve on the market. While similar in age and overall layout to the subject property, it has slightly less interior space and a partially finished basement. After completing the recommended renovations, the subject property would be expected to sell for approximately $515,000 on the MLS. |
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| 1124 Cannon Street East sold for $450,000 in October 2025. This 3-bed, 1-bath 1.5-storey home offers 1,031 sq. ft. of living space on a 20 ft x 57 ft lot, with an unfinished basement, no garage and parking at the rear of the property. The property has been upgraded and renovated, providing a useful example of what improvements can achieve, even on a busier main street. Relative to this comparable, the subject property offers a larger interior with a full two-storey layout, an additional bathroom, and a wider lot, all of which provide greater functionality and appeal. Furthermore, this comparable also fronts onto a much busier street in Cannon St E. After accounting for the differences between these 2 properties and after the recommended renovations are completed, we believe the subject property would be expected to sell for approximately $515,000 on the MLS. |
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