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Rose Ave, Thorold
Offer Date: FIRST COME FIRST SERVE
Closing Date: November 27th, 2025
*Realtors bring us a client and add your commission on top of the purchase price*
Strategies For Success
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Full interior renovation: Upgrade all finishes, fixtures, flooring, kitchen, bathrooms, and dated mechanical components to maximize resale value.
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Legal duplex conversion: Utilize the existing separate basement entrance and current basement layout to create a compliant secondary unit, increasing rental income potential and significantly boosting ARV.
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Pool removal and fill: Remove the existing pool by filling it with soil to improve overall yard usability.
Property Overview
Property Details:
- Detached Bungalow
- 3+2 bedroom configuration
- 2 bathroom
- 1 full bathroom upstairs
- 1 bathroom in basement (roughed in toilet & sink with full shower)
- Full basement with separate entrance from rear of house
- Basement is partially finished (framed for 2 bedrooms)
- Ceiling height 7′ throughout & 6.5′ under bulkhead
- 1,125 sqft above grade & 1,125 sqft below grade
- Poured concrete foundation
- Detached 1 car garage
- Brick exterior
- Built year 1966
Mechanical & Exterior
- Electrical: 100 AMP breaker panel, copper/aluminum wiring
- Furnace: Owned, very dated
- A/C: None installed (concrete pad remains where unit previously existed)
- HWT: Rental and dated — to be assumed by Buyer
- Roof: Approximately 7 years old (as per seller)
- Windows: Mostly vinyl but dated; some older wood windows (buyer to verify)
- Fence: Approximately 6 years old (as per seller)
- Pool built in 2002 is not in an operational state
Lot & Location
- 60 ft x 138.32 ft lot
- Property taxes are approx. $4,376
- R1A Zoning
Important Notes
- All utilities (hydro, gas, and water) are currently disconnected. Reconnection may require inspections and/or ESA authorization prior to being restored.
- Budget for Junk Removal – seller has the option to leave junk behind.
- Most junk has already been cleared from the property.
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| The Numbers
We are selling our assignable purchase contract for this excellent Fix & Flip Duplex opportunity.
- Wholesale Price: $449,999 or Best Offer
- We believe that this property is worth $500,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $700,000 on the MLS.
- Purchase today for $50K BELOW MARKET VALUE
Comparable Analysis |
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| 9 McDonald Avenue sold for $518,000 just 13 days ago. It has a 3-bedroom, 1-bath layout with a 1 car detached garage. The property sits on a smaller 48 ft x 129 ft lot with a footprint of 1,100-1,500 sq. ft. Cosmetically the comparable is very dated and would require a full renovation to increase its value to that of an ARV comparable. This recent sale further supports current buyer demand for dated properties in this neighbourhood, even when significant renovation work is required. Therefore we believe after making adjustments, the subject property would sell for a price around $500,000 in AS IS condition. |
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| 90 Rose Avenue sold for $700,000 just 11 days ago, this 2+1-bedroom, 2-bath detached bungalow sits on a smaller 114 ft x 70 ft lot with an estimated footprint of approximately 1,100–1,500 sq. ft. The property offers one fewer bedroom above grade and one fewer below grade than the subject property. This comparable has been fully updated throughout with modern finishes, upgraded flooring, a renovated kitchen, and a finished basement apartment, demonstrating the value that can be unlocked through a duplex configuration in this neighbourhood. Based on this comparable, we believe that after a full renovation, the subject property could achieve a resale value in the range of $700,000. |
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