For sale

I don't have enough recent comparable sales to call this one's price, but 65 days on market. Here's everything I've got on it — ask me anything.

Hamilton · Stipley

90 Sherman Avenue N

Triplex

MLS® #X13522306

Listed for$499,90065 days on market

7 bed 3 bath 0 parking 1500-2000 sq ft~$286/sq ft

65 days on market
6 schools within 1 km
Transit stop ~120 m

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Is $499,900 a fair price?

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Est. all-in monthly~$2,566/momortgage + property tax + maintenance · 20% down · example rate (compounded semi-annually) — the math on the list price, not a quote or what you can afford. For real rates, Alex can connect you with a mortgage pro.

On the map

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This home below comps above in lineOpen full map →

6 schools within ~1 km · nearest transit stop ~0.12 km

Property information

What house buyers ask first

Lot size: 20.64 × 64.49 ft
Square footage: 1500-2000 sq ft
Property tax: $2,880 / yr
Parking: 0 spaces · None
Basement: Unfinished

Property summary

Property type: Triplex
Style: 2 1/2 Storey
Lot size: 20.64 × 64.49 ft
Parking: 0 spaces · None
Heating: Forced Air
Air conditioning: Central Air
Basement: Unfinished
Kitchens: 2
Exterior: Brick
Property tax: $2,880 / yr
MLS®: X13522306

As stated by the MLS®, nothing inferred.

Nearby homes for sale

Below-comps first · all nearby homes shown, not just the good-value ones.

Detached

$498,888

Below recent sales

20 Somerset Avenue

3 bed · 2 bath·1100-1500 sq ft·1 parking

Hamilton

Listed 7 days ago · RE/MAX Realty Services Inc.

Listing states: renovated

Detached

$299,900

Below recent sales

15 Kinrade Avenue

3 bed · 2 bath·1100-1500 sq ft·4 parking

Hamilton

Listed 11 days ago · RE/MAX Escarpment Realty Inc.

Detached

$474,500

Below recent sales

88 Chestnut Avenue

2 bed · 2 bath·700-1100 sq ft·1 parking

Hamilton

Listed 5 days ago · Royal LePage Real Estate Services Phinney Real Est

Listing states: renovated (2022)

Detached

$550,000

Below recent sales

35 Chestnut Avenue

4 bed · 2 bath·1100-1500 sq ft·2 parking

Hamilton

Listed 4 days ago · Serik Realty Inc

Detached

$449,999

Below recent sales

128 Birch Avenue

3+1 bed · 2 bath·1100-1500 sq ft·1 parking

Hamilton

Listed 7 days ago · Century 21 Infinity Realty Inc.

Detached

$549,000

Below recent sales

30 Lottridge Street

4+1 bed · 2 bath·1100-1500 sq ft·2 parking

Hamilton

Listed 9 days ago · RE/MAX Escarpment Realty Inc.

Listing states: renovated (2026)

The numbers that matter

Property tax: $2,880/yr
Est. all-in: ~$2,566/mo

Nearby rental listings are facts. Whether it works as a rental is a chat with Alex — not a number I’ll put on it.

Schools

Schools near this home, closest first by straight-line distance. These are factual locations — AskEmma doesn’t rate or rank schools.

St. Ann (Hamilton) Catholic Elementary SchoolCatholic · Elementary & Secondary · Hamilton-Wentworth CDSB0.2 km
Prince of Wales Elementary Public SchoolPublic · Elementary & Secondary · Hamilton-Wentworth DSB0.4 km
Bridge International SchoolPrivate · Elementary & Secondary · ..0.5 km
Bernie Custis Secondary School Secondary SchoolPublic · Secondary · Hamilton-Wentworth DSB0.8 km
Cathy Wever Elementary Public SchoolPublic · Elementary & Secondary · Hamilton-Wentworth DSB0.8 km
Adelaide Hoodless Public SchoolPublic · Elementary & Secondary · Hamilton-Wentworth DSB1.0 km

Locations: Open Database of Educational Facilities (ODEF), Statistics Canada v2.1 (2022) · Open Government Licence – Canada. School locations as of 2022 — confirm current catchment and enrolment with the school board. For official provincial results, check EQAO.

Getting around

Public transit near this home, by straight-line distance. Factual locations from OpenStreetMap — not walking time, and not a rating.

CANNON at SHERMANNearest transit · Bus stop~120 m
Hamilton GO CentreNearest GO / rail · GO / regional rail~2.6 km

Locations: OpenStreetMap public-transit stops, © OpenStreetMap contributors · Open Database Licence (ODbL). Stop locations from OpenStreetMap — confirm current routes and service with the transit agency.

Community — Hamilton

$620KMedian sold

39Median days on market

97%Sale-to-list

Median sold price · Hamilton1-yr -14% · 3-yr —

Source: TRREB sold data via Repliers · all property types

Neighbourhood demographics — Hamilton

569,353Population (2021)

40.8Median age

$86,000Median household income

65.7%Home owners

34.3%Renters

2.5Avg household size

Source: Statistics Canada, 2021 Census

Description & details

90 Sherman Avenue N Hamilton is an investment property. Turnkey legal triplex in Hamilton's north end - and the strongest cash-flow play in this portfolio at a 8.97% cap rate on current in-place rents. This fully-tenanted, six-door property generates $58,500 in gross annual rent and $44,850 NOI, all for an asking price of $499,900.Configured as three self-contained units across six rentable rooms, the building is 100% occupied and cash-flowing from day one. With five of the six doors on fixed-term leases and one already month-to-month, there's a clear, low-risk path to lifting income further as tenancies turn and rents reset to market. Recently replaced mechanicals - a new hot-water tank and furnace (2021) - mean minimal near-term capital outlay, so a new owner can focus on income growth rather than deferred maintenance. Situated in an appreciating lower-city pocket close to transit, schools, and everyday amenities, 90 Sherman offers the rare combination of high current yield, upside at turnover, and a hands-off, fully-leased operation. Ideal for an investor.

The data only goes so far — condition, light and layout are worth seeing in person, with a home inspection, before you commit.

Listed by EXP REALTY. Showings via AskEmma by Alex Goodman, Sales Representative, RE/MAX Your Community Realty, Brokerage.