Province Street S, Hamilton, Ontario
Closing Date: August 13th, 2026** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
- FIX & FLIP: Renovate and modernize the interior with a full cosmetic update, including finishing the basement, upgrading the kitchen & bathroom, new paint, flooring, lighting, fixtures, and finishes.
- LANDSCAPE: Enhance backyard landscaping to improve outdoor appeal, including lawn care, planting, and patio restoration.
Property Details
- Detached 1.5 Storey
- 3 bedrooms
- 1 full bathroom
- 1183 sqft above ground & 647 sqft below ground
- 1 car detached garage
- Basement is partially finished
- No separate entrance into basement.
- Ceiling height is 5ft 5″ under bulkhead and 6ft everywhere else
- Built in 1927
Mechanical & Systems
- Electrical: Wiring & Breaker Panel upgraded in 2026
- Furnace: Owned, 10-15 yrs old well maintained & in good working condition
- A/C: Owned, Age unknown, but working well
- HWT: Rented, installed in 2026
- Appliances included: Fridge, Stove, Dishwasher, Washer, Dryer in as is condition
Roof & Exterior
- Roof: Roof and garage shingles redone in 2017
- Windows: All vinyl, some were replaced in 2015
Lot & Location
- 30 ft x 105 ft lot
- Property taxes are approximately $3,717
- R1A Zoning
Important Notes
- 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: $399,999 or Best Offer
- We believe that after the recommended renovations are completed, this property should be worth at least $600,000 on the MLS.
Comparable Analysis |
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| 146 Park Road S sold for $575,00 on the MLS just 26 days ago providing a strong benchmark for dated detached homes in this neighbourhood. This property features a similar 2+1 bedroom layout, a comparable 1,106 sqft footprint, and a nearly identical 30 x 100 ft lot with a finished basement. While the home was dated overall with only minor upgrades, it still achieved a strong sale price, demonstrating the demand for detached homes in the area even without full ARV renovations. Compared to the comp, the subject offers a detached garage, updated electrical, and strong mechanical systems, making it an excellent candidate for a value-add renovation. We believe that after the recommended renovations are completed and appropriate adjustments are made, the subject property would sell for at least $600,000 on the MLS. |
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| 74 Graham Avenue South sold for $587,200 in June 2026. This property features a 2+1 bedroom layout, 2 bathrooms, a detached garage, and a smaller 935 sqft footprint on a 26 x 105 ft lot. The home has undergone several updates, but has not yet reached full ARV condition, making it a useful benchmark for a light renovation project. Compared to the comp, the subject offers a slightly larger 1,183 sqft layout, a wider 30 x 105 ft lot, and recently updated electrical, providing an excellent foundation for additional value creation. We believe that after the recommended renovations are completed and appropriate adjustments are made, the subject property would sell for approximately $600,000 on the MLS. |
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| 188 Wexford Ave S sold for $620,000 just 24 days ago. This property offers a similar 3-bedroom layout, a partially finished basement, and a comparable 32 x 105 ft lot, but features a larger 1,375 sqft footprint. While the home had received a few updates, including new flooring, it remained somewhat dated overall, illustrating the strong demand for well-maintained properties in the area. In comparison, the subject benefits from a detached garage, and updated electrical, making it a compelling value-add opportunity. Taking these differences into account, after making the appropriate adjustments we estimate the subject property will sell for at least $600,000 on the MLS once the recommended renovations are completed. |
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