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Ironwood Road, Guelph, Ontario
Offer Date: FIRST COME FIRST SERVE
Closing Date: September 4th, 2025
** Realtors bring us a client and add your commission on top of the purchase price**
  
Property Details
- Detached 4-level backsplit
- 3 bedrooms upstairs
- 2 full bathrooms
- 1 bathroom upstairs
- 1 bathroom on lower level
- 1,502 sqft above ground
- 1,061 sqft below ground
- 2 Car Garage
- Basement is finished
- No separate entrance but there is a sliding door into the 3rd lower level
- Ceiling height approximately 7-8 ft on both lower levels
- No leaks
- Electrical breakers with copper wiring
- Built in 1986
- Furnace is owned and in good condition
- HWT is owned and is 18 years old
- A/C unit is owned, is older but in working condition as per seller
- Roof was redone in 2015 as per seller
- Windows are vinyl 15-20 years old
- Fridge, stove, washer, dryer included in as is condition
- Lot size is 50ft x 110ft
- Property taxes are about $5,371
- The seller has the option to leave junk behind so we would recommend budgeting for junk removal
- RL.1 zoning
About the Neighbourhood
- 10 minutes from HWY 401
- 15 minutes from Guelph Central Station (GO/VIA rail)
- Multiple bus stops within a 5 minute walk
- 5 minutes from the University of Guelph
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| The Numbers
We are selling our assignable purchase contract for this excellent Fix&Flip or Wholetale opportunity.
- Wholesale Price: $724,999 or Best Offer
- We believe that this property is worth $800,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $900,000 on the MLS.
- Purchase today for $75K BELOW MARKET VALUE
Comparable Analysis |
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- 383 Ironwood Road sold for $875,000 in May 2025 after only 8 days on the market! This comparable detached home is situated on a slightly larger 50ft x 125 ft lot and features a similar footprint of 1,533 sqft, as per the listing. While the backyard requires some attention, this comparable offers a 4- bedroom, 3-bathroom layout, providing one additional bedroom and bathroom compared to the subject property. It also includes a single-car garage, whereas the subject property benefits from a two-car garage. The comparable has seen updated flooring and has been well maintained overall. Taking these differences into account, and considering the AS IS condition of the subject property, we estimate its market value to be approximately $825,000.
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- 208 Ironwood Road sold for $865,000 in May 2025 after 20 days on the market! This detached comparable sits on a similarly sized 57 ft x 107 ft lot and features a footprint of 1968 sq ft, as per the listing. Located just around the corner from the subject property, this home features a 3+1 bedroom, 2-bathroom layout with a double-car garage—offering one additional below-grade bedroom and one additional garage space than the subject property. While the home has been well maintained, it is quite dated and requires a full modernized renovation to become an ARV comparable. Taking these factors into consideration, we estimate the subject property would sell for at least $825,000 on the MLS after appropriate adjustments.
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- 396 Ironwood Road sold for $970,000 just 7 days ago. This raised bungalow sits on a nearly identically sized 50 ft x 109 ft lot and has a similar footprint of 1,251 sq ft, as per the listing. The property features a 3+1-bedroom, 3-bathroom layout and a single-car garage. This represents one additional bathroom and below grade bedroom compared to the subject property. The home has been well maintained and has undergone renovations that make it an excellent ARV comparable. Taking these factors into account, along with necessary adjustments, we estimate the subject property would sell for approximately $950,000 on the MLS after the recommended renovations are completed.
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