Grove Ave, St Catharines
Offer Date: FIRST COME FIRST SERVED
Closing Date: April 30th, 2026** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
- Wholetail with Light Refresh: The optimal strategy for this property is a light cosmetic refresh focused on interior painting, thorough cleaning, and minor touch-ups to improve overall presentation. The goal is to enhance first impressions and marketability without significant capital investment in the property. A buyer may also reduce holding costs by securing bank financing, supported by the property’s solid overall condition and the ample time available prior to closing.
Property Overview
Details
- Detached 4 level Backsplit
- Beds: 3
- Baths: 2
- 1,063 sqft above ground & 990 sqft below grade
- Finished Basement approx. 6.5-7 ft in height throughout the basement
- Built in 1973
Mechanical & Systems
- Electrical: Breaker panel
- Furnace: Owned, approximately 15 – 20 years old
- A/C: Owned, 6 years old
- HWT: Rental, installed in 2006, to be assumed by the buyer
- Appliances included: Fridge, Stove, Dishwasher, Microwave, & all window coverings in AS-IS condition
Roof & Exterior
- Roof: Reshingled 10 years ago
- Windows: Older, mostly vinyl throughout
Lot & Location
- 50 ft x 100 ft lot
- Property taxes are $3,868
- R1 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 Wholetail or Fix & Flip opportunity.
- Wholesale Price: $449,999 or Best Offer
- We believe that this property will be worth $550,000 on the MLS after cleaning and repainting.
Comparable Analysis |
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| 68 Acadia Crescent Sold for $525,000 in November 2025. This detached sidesplit offers three bedrooms, two bathrooms, and an above-grade footprint within the 700–1,100 sq. ft. range on a comparable 52 ft x 114 ft lot. The property does not include a garage and features a very dated basement. While Acadia benefits from an a slightly larger lot, the subject property offers a finished basement and a similar overall layout. After adjusting for condition, basement finish, and modest cosmetic improvements, we believe the subject property would be expected to sell for approximately $550,000 on the MLS following painting and general cleanup. |
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| 11 Stonegate Drive sold for $520,000 in December 2025.This detached four-level backsplit comes with three bedrooms, two bathrooms, approximately 700–1,100 sq. ft. above grade, and a partially finished basement on a 50 x 110 ft lot, with no garage. The property is notably dated throughout, which limits buyer appeal despite a similar layout and lot profile to the subject property. In comparison, the subject benefits from a cleaner presentation opportunity and requires primarily cosmetic improvements rather than extensive renovation. After adjusting for interior condition and recognizing the impact of a fresh coat of paint and thorough cleanup, we believe the subject property would be expected to sell for approximately $550,000 on the MLS. |
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| 87 St Augustine Drive sold for $640,000 in May 2025. This detached backsplit offers three bedrooms, two bathrooms, with approximately 1,483 sq. ft. above grade, and a finished basement with walkout access on a 47 x 122 ft lot, along with a single-car garage. While the property is dated, it has been well maintained and benefited from larger above-grade square footage, a garage, and a fully finished lower level, all of which contribute to a higher value relative to the subject property. Additionally, this sale occurred in a stronger market environment, which warrants downward adjustment when compared to current conditions. After adjusting for market timing, size, garage, and basement finish, we believe the subject property would be expected to sell for approximately $550,000 on the MLS following a fresh coat of paint and thorough cleanup. |
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