Wellington St, Ingersoll
Offer Date: FIRST COME FIRST SERVED
Closing Date: January 15, 2026**The Seller has the option to extend closing to February 13 2026 if notice is provided to the Buyer by January 2 2026.**
** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
- Full Renovation: This property needs some TLC to bring it up to the same standard as recent comparables. Replace damaged ceiling drywall, add pot lights, replace flooring, kitchen and bathrooms. High end finishes are not necessary – keep it simple and cost effective to achieve the projected ARV.
- Reconfigure Bathroom Layouts: Open up a wall to make space for a vanity/sink in the main floor powder room and in the upstairs bathroom so the toilet is in the same room.
- Determine if Central Air can be added: All of the comparables have central air, whereas the subject property does not – hence the even bigger discount!
Property Overview
Details
- Detached 2 Storey
- Beds: 3
- Baths: 1.5
- 1 full upstairs
- 1 partial powder room on main floor – just a toilet. Can easily be converted into a powder room.
- 1,464 sqft above grade & 792 sqft below grade
- Mix of plaster & drywall – majority plaster
- Unfinished basement
- Poured concrete throughout
- About 6.5-7ft throughout
- Separate entrance to basement from side of house
- No garage
- Gravel driveway
- Built in 1925
Mechanical & Systems
- Electrical: breaker panel but mix of copper, aluminum and knob and tube wiring
- Furnace: Owned, less than 5 years old
- A/C: None
- HWT: Rental, unsure of exact age ; to be assumed by Buyer
- Appliances included: Fridge & Stove in AS-IS condition
Roof & Exterior
- Roof: needs to be replaced ; approx. 20 years old, as per seller
- Windows: need to be replaced, all wooden ; likely 20+ years old
Lot & Location
- 93.25ft x 85.65ft lot
- Property taxes are approx. $2,322
- R1 Zoning
Important Notes
- Seller has the option to leave junk behind—budget recommended for junk removal
- There was a previous plumbing issue – clogged pipe from toilet – that was remediated by the seller. The problem caused damages to some of the ceiling drywall, which was not remediated.
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| The Numbers
We are selling our assignable purchase contract for this excellent Fix & Flip opportunity.
- Wholesale Price: $324,999
- We believe that this property is worth $395,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $550,000 on the MLS
- Purchase today for $70K BELOW Market Value! $225K SPREAD TO ARV!
Comparable Analysis |
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| 336 Thames St S is a 3 bed, 1 bath detached house that sold for $566,000 in August 2025. With an square footage estimate of 1100-1500 sqft, this comparable is relatively the same size as the subject property. This comparable has undergone a renovation years ago – drywall, pot lights, cookie-cutter small kitchen, bathrooms, flooring – but remains in great condition. This ARV comparable showcases how top of the line finishes are not needed to achieve this ARV outcome. Similar to the subject property, this comparable has no garage and a separate side entrance to the unfinished basement, however it does have a paved driveway. The comparable property has a gas furnace and central air, whereas the subject property does not have central air. After making the appropriate adjustments and completing the recommended renovations, we believe the subject property will sell for at least $550,000 on the MLS. |
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| 15 Fergusson Avenue sold for $599,000 in September 2025 after just 19 days on the market. This comparable is a detached 4-level sidesplit with 3 bedrooms, 2 bathrooms, no garage, a paved driveway, and sits on a 63 ft x 111 ft lot with a 700–1,100 sq ft footprint and a partial basement. While it has been well maintained, and seen some upgrades, it is not a full ARV-level renovation. Compared to the subject property, this home offers less total living area, a different layout, and a finished driveway. After making the appropriate adjustments and completing the recommended renovations, the subject property would be expected to sell for at least $550,000 on the MLS. |
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| 202 Thames St N is a 4 bedroom, 2 bathroom home that sold for $450,000 only 5 days ago! This comparable is slightly bigger than the subject property, with a sqft estimate of 1500-2000. Additionally, this comparable property has one additional bedroom on the main floor, and 2 full bathrooms, whereas the subject property has 3 bedrooms and 1.5 bathrooms. The comparable is a half brick, half siding detached, whereas the subject property is all brick. Both properties do not have a garage or paved driveway – the subject property has gravel, and this comparable seems to only have grass. This comparable property is the true definition of an as-is property with a landlord’s special “renovation” – just paint everything white! The comparable property has central air, whereas the subject property does not. After making the appropriate adjustments, we believe the subject property would sell for at least $395,000 in as-is condition on the MLS today. |
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