Ivon Ave, Hamilton
Offer Date: FIRST COME FIRST SERVED
Closing Date: April 9th, 2026*There is currently a tenant living at the property paying $800/ month (utilities excluded). An N11 is in place to have the property vacant by June 30th*** 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 clean-out followed by a comprehensive cosmetic renovation, including a fully upgraded kitchen, modernized bathrooms, fresh paint, updated lighting, and modern fixtures and finishes.
Property Overview
Details
- Detached 1.5 Storey
- Beds: 4
- 2 upstairs
- 2 on the main floor
- Baths: 1 on main floor
- 1,102 sqft above grade
- No basement, only a crawl space with access from the side of the house
- No garage with a paved driveway
- Built in 1939
Mechanical & Systems
- Electrical: Breaker panel
- Furnace & AC: Ductless split system for heating and air conditioning, 4 years old, Owned
- HWT: Dated rental, to be assumed by the buyer
Roof & Exterior
- Roof: Approx. 20 years old, as per seller
- Windows: Original, windows, 1 window has a leak
Lot & Location
- 42ft x 108.66 ft lot
- Property taxes are approximately $2,420
- R1 Zoning
Important Notes
- Seller has the option to leave junk behind—budget recommended for junk removal
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SMOKERS HOUSE
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| The Numbers
We are selling our assignable purchase contract for this excellent Fix & Flip opportunity.
- Wholesale Price: $309,999 or Best Offer
- We believe that this property is worth $385,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $450,000 on the MLS!
- Purchase today for $75K BELOW MARKET VALUE
Comparable Analysis |
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| 222 Walter Ave N sold for $385,000 in January 2026. This detached 1.5-storey home offers a very similar overall layout with 4 bedrooms, 1 bathroom, no garage, and approximately 1,100–1,500 sq. ft. above grade, situated on a comparable 40 x 100 ft lot with a crawl space rather than a full basement. The property closely mirrors the subject in configuration, and utility, this sale provides strong support as an as-is benchmark. After comparing Walter Ave N with the subject property, we believe the subject property would sell for at least $385,000 on the MLS today. |
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| 217 Fairfield Avenue sold for $450,000 in December 2025. This detached 1.5-storey home features 4 bedrooms and 2 bathrooms on a smaller 700–1,100 sq. ft. footprint, situated on a narrower 25 x 100 ft lot with no garage and a crawl space configuration similar to the subject property. The home has undergone significant upgrades and interior improvements, making it a strong ARV comparable to the subject property. While the Fairfield property benefits from completed renovations and an additional bathroom, the subject property offers a larger lot and comparable layout, supporting its upside once improvements are completed. After making the appropriate adjustments and assuming completion of the recommended improvements, we believe the subject property should sell for $450,000 on the MLS. |
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