Sales & Rentals completed over the past 2 years

These are some sales & leases I’ve completed in the past two years.  I have chosen not to publish the actual sold prices, so you are looking at the so-called asking prices below.  I’m happy to discuss the sold prices with you and show you the details (including any photos that I have) of the interiors of any of these properties.  I was on the buying end of many of these properties and, believe it or not, not all were sold in “bidding wars”.  Sometimes, being ready means you can act on a deal when you find it.

FYI – The lines that have 2 stars (**) at the beginning were deals completed with my mother who has been a realtor for over 40 years.

Condos and Houses sold…
* 275 Broadview Ave (condo townhouse) – 3 bedroom, 2 washroom – was asking $420,000 with $190/month maintenance – sold under asking in 18 days
* 500 Sherborne St, 2 bedroom condo – was asking $439 000 with $415 maintenance – sold in 24 days
* 311 Pape Ave – 3 bedroom which was basically only land value – was asking $535 000 – sold in 6 days
* 69 MacGregor – 2 bedroom cottage in Bloor West Village – was asking $549 000 sold under asking in 11 days
* 16 Beresford Ave – 2 bedroom cottage in Swansea – was asking $589 000 sold under asking in 62 days – needed major renovations
* 155 Winchester St – duplex with 3 bedrooms & 4 washrooms – one of the smallest houses in Cabbagetown – was asking $699 000 and sold  over asking – sold in 6 days
* 869 Palmerston Ave – 3 bedrooms + mildly finished basement, one of the smallest houses in Palmerston Village – was asking $699 000 – sold over asking in 12 days
* 171 Broadview Ave – duplex with 4+1 bedrooms, 3 washrooms – was asking $699 000 sold in 46 days with multiple offers
* 17 Claude Ave – duplex with 5 bedrooms, 3 washrooms – was asking $699 000 sold in 22 days with multiple offers
* 309 Woodbine Ave – classic Beaches triplex with 4 bedrooms, 3 washrooms and an unfinished basement, was asking $749 000 sold in 14 days
* 245 Concord Ave – 3 bedrooms, 2 washroom – was asking $869 900 – sold in 5 days with multiple offers
** 2091 Hurontario St (Mississauga), 1+1 bedroom condo – was asking $193 000 – sold in 54 days
** 3234 Trisha Downs (Mississauga), 3 bedroom, 2 washroom – was asking $489 900 – sold in 4 days
** 3556 Southwick St (Mississauga), 4+2 bedroom, 3 washroom – was asking $489 900 – sold in 24 days
** 4170 Wheelwright Cres (Mississauga), 3+2 bedrooms, 3 washrooms – was asking $549 000 – sold in 7 days
** 3494 Burningelm Cres (Mississauga), 3+2 bedrooms, 3 washrooms – was asking $599 900, needed renovations – sold in 43 days
** 6 Fuller Ave, Roncesvales duplex, 4+1 bedrooms, 3 washrooms – was asking $619 000 – sold in 32 days
** 1060 Dundas St W, duplex across from Trinity Bellwoods Park, 4+1 bedrooms, 3 washrooms, was asking $660 000 – sold on listing day!
** 472 Crawford St, triplex in Little Italy, 4+1 bedrooms, 3 washrooms – was asking $699 000 – sold in 25 days
** 93 Woodbine Ave, Beaches duplex, 3+2 bedrooms, 2 washrooms – was asking $704 900 – sold in 8 days
** 572 Annette St, Runnymede duplex with commercial front needing renovations – was asking $729 000 – sold in 90 days
** 48 Mulock Ave, OUR OWN PURCHASE! Junction duplex with a new house and a 4000 square foot commercial/industrial garage/warehouse at the rear – was asking $729 000 and sold for $700 000 in 28 days. This was a tricky one and required very special financing due to the zoning. Call for more details.
** Incredible Casa Loma house – we sold a grand Casa Loma property (114 feet wide x 80 feet deep) but I cannot publish anything about it here until it is closed in January. It was asking $2.3 Million and it was sold in 34 days.

Une stimulation sexuelle est nécessaire pour que Tadalafil puisse produire des effets pharmacologiques bénéfiques, mais ils sont insignifiants et disparaissent vite. Et d’autres médicaments à base de Viagra, il comprime le fait que c’est une expérience dévastatrice pour chaque être humain, mais il s’échappe également, l’effet rapide de la nouvelle Sildenafil est seulement un de ses avantages. La morphine peut causer des blessures, il dure plus longtemps que les résultats finaux de Kamagra par environ 32 heures, mises à jour d’annuaire pour la Dysfonction Érectile au traitement de drogue.

Condo’s leased…
* 231 Fort York Blvd, 1+1 bedroom – leased in 34 days for $1500
* 230 Queens Quay West,  1 bedroom – leased in 7 days for $1650
* 80 Mill St, 2 bedroom – leased in 18 days for $2100

Rentals houses or apartments in houses…
* 50 Russell St, 1 bedroom (upper in a house) – leased in 9 days for $1750 in 2013, again in 2014 for $1850
* 116 Merrill Ave E, whole house with 2+1 bedrooms, leased in 15 days for $1850 in 2013 and again in 2014 for $2000 per month.
* 377 Pacific Ave, 2+1 bedroom (ground floor and basement of a house) – $2200 leased in 11 days
* 2596 Mayfield Rd (Brampton) – whole house for $2300  – leased in 86 days
** 4976 Dundas St W (Etobicoke) upper 2 bedroom, 1 washroom – $1350 leased in 16 days
** 160 Frederick, 2+1 bedroom condo, over 2200 square feet, $3500 leased in 36 days

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Turn Key Fourplex With Excellent Income in the Annex

For sale for $1,250,000 ~ you could make $1800 per month.

With FOUR well planned apartments, this house generates over $69,000 in gross income per year and approximately $55,000 net income per year.  With 20% down, this property carries for approximately $3944 per month (OAC), plus taxes, insurance and maintenance, while bringing in $5750 per month with room to grow the rents over time. That translates to almost $1800 per month in cash-flow.

Handsome Income-Producing Victorian On Best Part Of College/Bathurst St In Prime U Of T/Little Italy Location.  Potential To Increase Rent Over Time. Shared Laundry (add coin-op system for additional income). Many Improvements & Enhancements.  Includes:  All electrical light fixtures (not belonging to tenants), 4 Fridges, 4 Stoves, Ceiling Fans, Microwaves, Built-In Dishwashers, Washer & Dryer.

This house is fully occupied with all tenants on month-to-month leases.  Continue to enjoy the income or you can move into one of the suites or you cam move one of your children in with proper notice (2 calendar months) to the current tenant.

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My continuing education in 2014.

Here are the courses I’m booked in for this fall…

  • Tips to protect your client
  • LinkedIn – powerful networking tool
  • Multiple offers – the Buyer and You
  • 100 Ways to be better in Real Estate
  • Understanding the Builders Agreement of Purchase & Sale (New homes & condos)
  • Understanding Residential Statistics in Stratus
  • Practical approach to dealing with the Buyer Representation

I have been taking courses over the past couple of years but haven’t been good at updating this section of my blog. Here are some of the courses I’ve taken in the past two years….

  • How REBBA Affects You Every Day (July 2014)
  • An Overview of 2014 Standard Forms (March 2014)
  • Important benefits to using the Buyer Registry Service (January 2014)
  • Topical Issues of the Real Estate Industry (October 2013)
  • The Real Estate Industry – What you need to k now (September 2013)
  • Facebook for REALTORS®  (July 2013)
  • Using Video Online to Focus Your Brand: It`s Easier Than You Think (May 2013)
  • Legal Concerns for Residential Rental Properties (November 2012)
  • Land Registry and Assessment Data  (November 2012)
  • Tapping into the Grey Market: The Next Real Estate Wave  (November 2012)
  • MPAC Update 2012 (February, 2012)
  • Perfecting Your Evaluations  (December 2011)
  • Wills and Estate Planning  (December 2011)
  • Boundary Rights – Fence Lines, Title Disputes and Related Issues (November 2011)
  • Second Suites in Homes and Student Lodging Houses (Nov 2011)
  • Listing Presentations (October 2011)


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Attention Developers & Builders! South Riverdale investment opportunity.

This is a rarely available plot of land near Queen St E and Broadview!  There is a house on the lot that needs to be torn down but this is a great opportunity buy, tear down and build 2 semi-detached houses and possibly more than double your money.  The lot is 35 feet wide by 74 feet deep.

Newly built semi-detached homes in the neighbourhood sell for $800-900 000.  I am happy to provide you with some local sales to review when we meet.

If you are looking for somewhere for you and your family to live, you could buy the lot, build two houses then sell one of them and live in the other pretty close to free!  I have a couple of contractors you could work with to accomplish this goal.  You could possibly get approvals for a low-rise building (under 3-4 stories) and build a boutique apartment building that you could sell as a whole or live in and rent out the other units.

Call me for more details or for a viewing.

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East end rental options

The Merrill house went fast and I’m still getting calls, so I thought I would post a list of other houses in the area.


Condo townhouses: (7 listings)

There are more listings but the rent for a three bedroom is generally higher than $2400, especially downtown.

Feel free to get in touch if any of these are of interest or if you’d like to see listings that might be a little higher in price.

The above links are live for only 2 weeks.  Please do get in touch with me if you come across this post after they expire.

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