2.5 STOREY SEMI-DETACHED IN HAMILTON!
Fix & Flip or Rental Investment Opportunity
$75K BELOW Market Value!
Crooks Street
Crooks Street, Hamilton, Ontario
Offer Date: FIRST COME FIRST SERVE
Closing Date: October 1st, 2025
**The Seller has the option to extend or move up the closing date by 30 days provided that they give the buyer 30 days notice.**
** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
Cosmetic Reno: Perfect opportunity for investors to increase value through a full cosmetic renovation. Update kitchens, flooring, and finishes to flip.
Add Additional Bathrooms: Increase the number of bathrooms to help properly service the number of bedrooms and increase value and end user appeal.
Add A/C: Add A/C as a cost-effective upgrade that can boost marketability and resale value.
Junk Removal: Budget and anticipate for clutter and junk removal throughout the house.
Property Overview
2.5 Storey Semi-Detached Home with brick exterior
Beds: 4 above grade
Baths: 1 full bathroom
1,850 sqft above ground + 666 sqft below ground
Unfinished basement
No separate entrance
Built in 1890
Mechanical & Systems
Electrical: breaker panel
Furnace: Owned, replaced in 2008
No A/C
Hot water tank: owned, installed in 2008
Appliances included: fridge, stove, washer, and dryer—all in as-is condition
Roof & Exterior
Roof 2 years old (per seller)
Older windows (exact age unknown) – will likely need to be replaced
No garage
Shared driveway with parking for 2-3 cars
Lot & Location
28.25ft x 82.33ft lot
Property taxes are approx. $3,774
5-minute drive to HWY 403
8-minute drive to Hamilton GO Centre
D Zoning
Important Notes
Seller has the option to leave junk behind—budget recommended for junk removal
Pictures and More
The Numbers
We are selling our assignable purchase contract for this excellent Fix & Flip or Rental opportunity.
Wholesale Price: $449,999 or Best Offer
We believe that this property is worth $525,000 as-is on the MLS
We believe that after the recommended renovations are completed, this property should be worth at least $750,000 on the MLS.
Purchase today for $75K BELOW MARKET VALUE
Comparable Analysis
87 Magill Street sold for $565,000 in January 2025. It features 2+1 bedrooms and 2 bathrooms, with an interior living space of approximately 1,422 sq. ft., situated on a 28 ft x 111 ft lot—comparable in lot size but smaller in overall square footage relative to the subject property. Compared to the subject property, this home has two fewer above-grade bedrooms. While it does offer one additional bathroom, the interior is largely original and would require updates to align with modern standards. As such, it does not qualify as a true ARV comparable. However, it’s worth noting that this property includes a garage, a feature the subject property lacks. Taking these factors into account, including the outdated condition, smaller size, and presence of a garage, we estimate that the subject property, in its current as-is condition, would likely resell for approximately $525,000 on the MLS after applying the appropriate adjustments.
117 Pearl Street N sold for $780,000 in March 2025. The property features 4+1 bedrooms, 3 bathrooms, and a partially finished basement, with a slightly smaller overall footprint at approximately 1,750 sq. ft. compared to the subject property. While it offers the same number of bedrooms, it includes two additional bathrooms. Notably, this comparable has undergone a full renovation and is equipped with two central A/C units—features that are currently lacking in the subject property. Given its condition and upgrades, this property represents a strong ARV comparable. Taking into account the differences in size, finishes, and features, we estimate that once the subject property is fully renovated to a similar standard, its resale value could reach approximately $750,000 on the MLS.
170 Ray Street N is a brick exterior semi-detached home that sold for $745,000 in November 2024. It features 4 bedrooms and 3 bathrooms, with a total interior living space of approximately 1,294 sq. ft.—notably smaller than the subject property. The lot size, however, is comparable at 20 ft x 100 ft. While the bedroom count is the same, this comparable offers two additional bathrooms, increasing its functionality and end-user appeal. The property has undergone a renovation and is in modern, turnkey condition, positioning it as a strong ARV comparable for the subject property. That said, it’s important to note that this sale occurred in a stronger market period. Based on these considerations, including its smaller size, renovated condition, and market timing, we estimate that following a full renovation, the subject property could achieve a resale value of approximately $750,000 on the MLS in today’s market.
116 Locke Street N is a renovated brick townhouse that sold for $772,500 just 15 days ago. The home features 4 bedrooms and 3 bathrooms, situated on a 22 ft x 136 ft lot. With approximately 1,289 sq. ft. of interior living space, it is substantially smaller than the subject property. While both properties have the same number of bedrooms, this comparable includes two additional bathrooms, enhancing its livability and appeal to end users. Like the subject property, it does not have a garage, but it does benefit from a partially finished basement with walk-up access. Given its fully renovated, modern, turnkey condition, and considering its recent sale price in the current market, this property serves as a strong ARV comparable. Taking into account its smaller size, upgraded condition, and the recency of the sale, we estimate that after a full renovation, the subject property could resell for approximately $750,000 on the MLS in today’s market.
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If You’re Interested….
Email us at info@slgpropertydeals.ca or call Sean at 647-930-0291. Sean can answer any questions you have and set up a time to view the property.