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Lambton Ave, Toronto
Offer Date: FIRST COME FIRST SERVED
Closing Date: March 12th, 2026
*The Seller may occupy property after closing for a period until April 10 2026 at no cost provided the seller obtains a policy of tenant insurance. The Seller may exercise this option by writen notice to the Buyer on closing. If the Seller exercises such option then the Buyers lawyer shall hold back $75000 due on the statement of adjustments and shall not be required to pay same to sellers lawyer unless and until the seller vacated the property. Each day the seller stays after April 10 2026, the seller owes the Buyer $1000 from the holdback amount*
*The Buyer agrees to provide a further deposit of $10,000 directly to the Seller, 3 business days after waiving all conditions in the Schedule A. Only in the event the seller defaults on his obligations under this agreement, the sellers lawyer must provide a deposit mortgage/charge in favour of the Buyer and that upon the date of registration of such charge, title to the subject property is satisfactory to the Buyers lawyer acting reasonably. The Seller shall pay all costs associated with the registration of the deposit mortgage. The mortgage shall not bear interest unless and until the Seller defaults on his obligations under this agreement at which the mortgage shall bear interest at a rate of 15%.*
** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
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Fix & Flip: Complete a full interior renovation – floors, trim, kitchen, all washrooms – to bring this property back to life! Reconfigure 2nd storey layout to include an additional bedroom.
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In-Law Suite: When completing your full interior renovation, take advantage of the existing basement separate entrance & consider adding an in-law suite to boost ARV value!
Property Overview
Details
- Detached 1 3/4 Storey
- Beds: 1
- As per MPAC, this property was originally a 3 bed. 2 main floor bedrooms were converted into a living room and den. Home addition was completed years ago, with one oversized bedroom and ensuite.
- Recommended Renovation: Reconfigure upstairs layout to include an additional bedroom.
- Baths: 3
- One full bathroom on each floor
- 1537 sqft above ground & 908 sqft below grade
- Finished Basement approx. 6.1ft under bulkhead, 6.9ft under ceiling (measured with phone app)
- Separate entrance at back of house
- 1 car detached garage
- Built in 1922
Mechanical & Systems
- Electrical: Fuse
- Furnace: Rental, 4 years old – to be paid out by seller on closing
- A/C: Owned, 3 years old – as per seller
- HWT: Rental, 3 years old – as per seller
- Water Purifier (Reverse Osmosis System): 5 years old, as per seller
- Wood burning stove in basement – would require a second stack to go to second storey to vent properly.
- Appliances included: Fridge, Stove, Washer, Dishwasher in as is condition
- Appliances Excluded: dining room chandelier, kitchen chandelier, master bedroom chandelier, main floor bathroom vanity, backyard peonies flowers
Roof & Exterior
- Roof: Approx. 12 years old, as per seller
- Windows: Approx. 25 years old (as per seller), in good condition
Lot & Location
- 23.5ft x 100ft lot
- Property taxes are approximately $3,997
- RM 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 or Rental opportunity.
- Wholesale Price: $699,999 or Best Offer
- We believe that after the recommended renovations are completed, this property should be worth at least $900,000 on the MLS!
- Purchase today with a 200K SPREAD TO ARV!
Comparable Analysis |
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| 77 Grandville Ave sold for $913,000 in December 2025 after only 9 days on the market! This 2+1 bedroom, 2 bathroom comparable has been fully renovated, including a small backyard studio. This comparable property does have an attached garage, making it slightly superior to the subject property with a detached garage around the back of the house. This comparable does not have a basement kitchenette, however the subject property does have capacity to include a small kitchenette after renovation. Both properties sit on a similar sized lot, however the subject property is larger in terms of square footage & sits on a corner lot. After making the appropriate adjustments and completing the recommended renovations, we believe the subject property should sell for at least $900,000 on the MLS today! |
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| 136 Avon Avenue sold for $890,000 in November 2025! This 3 bedroom, 3 bathroom comparable has been renovated in it’s lifetime, however it is a little dated in comparison to what the subject property would be after renovations. This comparable sits on a slightly deeper lot, however it does not have a garage whereas the subject property does. This comparable does have 3 bedrooms, however after the recommended renovations are completed to the subject property, this would be similar. The subject property also has a larger basement in comparison. After completing the recommended renovations and making the appropriate adjustments, we believe the subject property would sell for at least $900,000 on the MLS today! |
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