Christmas St, Port Colborne
Offer Date: FIRST COME FIRST SERVED
Closing Date: December 3rd, 2025
**The Seller has the option to shorten closing to Nov 19th, 2025 if notice is given by Nov 5th, 2025 or extend to Dec 18th, 2025 if notice is given by Nov 17th, 2025**
**THE BUYER AGREES TO PAY THE SELLERS LEGAL FEES UP TO $1,500**
** Realtors bring us a client and add your commission on top of the purchase price**
Strategies For Success
- Renovate for Value: Refresh the interior to modern standards—fresh paint, flooring, and fixtures will deliver a strong ROI.
- Add Secondary Suite: Consider converting the basement into a legal secondary suite to significantly boost cash flow and resale value.
- Exterior Updates: Repair rear siding, clean exterior siding and landscape to boost curb appeal!
Property Overview
Details
- Detached Raised Bungalow
- Beds: 3
- 1-bedroom upstairs
- 2-bedroom downstairs
- Baths: 1
- 660 sqft above ground & 396 sqft below grade
- Basement is finished
- Ceiling height is approximately 7′ throughout
- Separate basement entrance from side of house
- No garage
- Built in 1924
Mechanical & Systems
- Electrical: Breaker & copper wiring
- No Furnace
- Electric baseboard heating, ductless split system
- A/C on ductless split system
- Hot Water Tank: Rental (to be assumed by buyer)
- 5-10 years old (as per seller)
- Appliances included: fridge, stove, washer, dryer in AS IS condition
Roof & Exterior
- Roof was replaced in 2022 as per old listing
- Windows are vinyl
- Age unknown, okay condition
- Majority of exterior siding replaced, touch ups required in back of house
Lot & Location
- 40 ft x 105 ft lot
- Property taxes are approx. $2,344
- Zoning R2
Important Notes
- Odour of cat and cat urine throughout
- 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 Duplex opportunity.
- Wholesale Price: $269,999 or Best Offer
- We believe that this property is worth $315,000 as-is on the MLS
- We believe that after the recommended renovations are completed, this property should be worth at least $465,000 on the MLS.
- Purchase today for $45K BELOW MARKET VALUE
Comparable Analysis |
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| 364 Sugarloaf Street sold for $444,000 in July of 2025. This detached bungalow features a 2-bedroom, 1-bath layout on a 49 ft x 150 ft lot, with a similar footprint of approximately 720 sq ft (as per listing). This comparable also has a finished basement with a separate entrance but features a detached garage, unlike the subject property. Although the comparable is cosmetically dated and would require a full renovation, it has been maintained better than the subject. After making the necessary adjustments, we estimate the subject property would sell for approximately $315,000 in its current as-is condition on the MLS today. |
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| 120 Erie Street sold for $375,000 in July 2025. This detached 1.5 storey features a 1+1-bedroom, 2-bath layout and sits on a 36 ft x 68 ft lot, with a footprint of 1,100-1,500 sq ft (as per listing). It has one fewer below grade bedroom compared to the subject property and a finished basement. In addition, the comparable comes with a 1 car garage, something the subject property lacks. Although the comparable is cosmetically dated and would require a full renovation, it has been maintained better than the subject. After making the necessary adjustments, we estimate the subject property would sell for approximately $315,000 in its current as-is condition on the MLS today. |
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| 1384 Killaly Street East sold for $371,500 in June 2025. This detached bungalow features a 1+2-bedroom, 1-bath layout and sits on a larger 50 ft x 269 ft lot, with a similar footprint of less than 700 sq ft (as per listing). The comparable is in similar condition to the subject and also has a finished basement, although there is no separate entrance. The comparable features a detached garage, unlike the subject. After making the necessary adjustments, we estimate the subject property would sell for approximately $315,000 in its current as-is condition on the MLS today. |
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| 88 Delhi Street sold for $435,000 in July 2025. This detached bungalow features a 2-bedroom, 1-bathroom layout and sits on a slightly deeper 33 ft x 144 ft lot, with a slightly larger footprint of 700-1100 sqft (as per listing). The comparable has been cosmetically renovated throughout although the basement is still unfinished with no separate entrance, unlike the subject. The comparable also does not have a garage, similar to the subject. After making the appropriate adjustments and completing the recommended renovations, we estimate the subject property would sell for approximately $465,000 on the MLS. |
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