Detached House in Hamilton! Assigned

  • $544,999

Fix and Flip or Rental Opportunity

$70K BELOW Market Value!

Larch Street

Larch Street, Hamilton, Ontario 

Closing Date: October 25th, 2023

The Seller has the option to extend closing by up to 30 days or shorten closing by up to 30 days, provided notice is given by September 1, 2023.

** Realtors bring us a client and add your commission on top of the purchase price**

About the Property

Welcome to your next Fix and Flip project in Hamilton! This detached 2 storey consists of 4 bedrooms, 2 bathrooms and is 1302 sqft. This property is in need of a full cosmetic renovation, with some work needed exteriorly as well (driveway and back deck). Luckily, the Furnace, Water Heater and A/C are 6 years old and in good condition. The electrical is a fuse box so we do recommend updating the panel as well as some wiring which is aluminum. However, this property is structurally sound, and does not have any foundational issues at all! Yes its seen better days however with the right buyer, this property can be the perfect flip for the fall!

About the Neighbourhood 

This property is located in the Berrisfield area of Hamilton, located on the mountain! Berrisfield is a great area of Hamilton Mountain, close to countless amenities and parks. Everything from restaurants, fast food, schools and strip malls are located within a 5 minute drive of the subject property! Also, Limeridge mall is located 5 minutes from the property which end users will absolutely love! Transportation wise, Hamilton itself has it all! Hamilton has GO Train and Bus routes extending east to Niagara, or North to Toronto, making it convenient and quick to enter and exit the city. Also, the 2 main Highways (403 and QEW) make it perfect for families to enter and exit the city on their commutes.

Property Details

  • 2 Storey Detached House
  • 4 bedrooms
  • 2 bathrooms
    • 1 full bathroom
    • 1 half bathroom
  • 1302 sqft above grade
  • 651 sqft below grade
  • Built in 1972
  • Fuse panel
    • copper wiring in basement
    • aluminum wiring throughout main level and 2nd floor as per seller
  • Basement partially finished, needs flooring throughout
    • ceiling tile, drywall and electrical already completed
  • Basement ceiling height approximately 6.5-7ft
    • Buyer to verify
  • Scents of dog urine throughout the house
  • Furnace is 6 years old, owned
  • HWT is 6 years old, rental
    • Buyer to assume HWT rental
  • A/C is 6 years old, owned
  • Appliances are included in the sale
  • Roof redone in 2011
  • Windows replaced in 2001, no visible issues
    • Buyer to verify
  • Property taxes are $3711
  • Lot size is 44ft x 100ft
  • Zoning R1

Recommended Renovations

  • Full cosmetic renovation
  • Update electrical
  • Redo driveway and backyard deck for curb appeal
  • The seller has the option to leave junk behind so we would recommend budgeting for junk removal
Pictures and More
The Numbers

We are selling our assignable purchase contract for this excellent BUY and HOLD opportunity.

  • Wholesale Price: 544,999
  • We believe that this property is worth $615,000 as-is on the MLS
  • We believe that after a full cosmetic renovation this property should be worth at least $750,000 on the MLS.
  • Purchase today for $70K BELOW MARKET VALUE

Comparable Analysis

  • 30 Larch Street sold for $640,000 in June 2023 after 5 DOM! This 3 bed, 2 bath 3 level backsplit is completely dated and would benefit from a cosmetic renovation to bring it up to its full value. As per the listing the property is approximately 1082 sqft, which is much smaller than the subject property. The property also needs backyard work as the deck is dated and run down. As per our adjustments, also considering the level of work needed, we believe in its current condition the subject property is worth $615,000 on the MLS.
  • 56 Birchcliffe Cres sold for $600,000 in July 2023 after 7 day on the market. This property is a 3 bed, 1 bath raised bungalow and is approximately 805 sqft, which is about 500sqft smaller than the subject property. The comparable is completely outdated and needs a full renovation to bring it up to its maximum value. However, the comparable was nicely cleared out and cleaned in preparation of selling, whereas the subject property needs full junk removal and a deep clean. After adjustments, we believe the subject property would sell for a price around $615,000 on the MLS in as is condition.
  • 85 Lorraine Drive sold for $780,000 in July 2023, $30K above ask! This 3+1 bed, 3 bathroom bungalow sits on a 45ft x 102ft lot, and is 1153 sqft. This property has been tastefully renovated, specifically on the main floor which has an updated kitchen, pot lights throughout, and an updated bathroom. The basement is finished with a separate entrance however does not have a kitchen in the basement. Although the comparable is a bungalow, it has a smaller footprint and less bedrooms. We believe after a full renovation, the subject property would sell for a price around $750,000.
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SLG Renovations will manage the construction of this project from start to finish. If you’re looking for an estimate please email
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Assignment of Contract
Property Type:

Call 647-930-0291 for more details