99 Sanford Avenue N — photo 1For sale

I don't have enough recent comparable sales to call this one's price, but price reduced $88k. Here's everything I've got on it — ask me anything.

Hamilton · Gibson

99 Sanford Avenue N

Duplex

MLS® #X13522706

Listed for$597,000$685,000Price reduced from $685,00067 days on market
5 bed 2 bath 2 parking 1500-2000 sq ft~$341/sq ft
  • Price reduced $88K
  • 67 days on market
  • 4 schools within 1 km
  • Transit stop ~90 m
Free · about 10 seconds

Is $597,000 a fair price?

See AskEmma’s read of this asking price against recent comparable sales — how far above or below, and the range they sold in.

No obligation · unsubscribe anytime
Est. all-in monthly~$2,978/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

Loading map…
This home below comps above in lineOpen full map →

4 schools within ~1 km · nearest transit stop ~0.09 km

Property information
What house buyers ask first
Lot size
26 × 100 ft
Square footage
1500-2000 sq ft
Property tax
$2,400 / yr
Parking
2 spaces · None
Basement
Separate Entrance

Property summary

Property type
Duplex
Style
2 1/2 Storey
Lot size
26 × 100 ft
Parking
2 spaces · None
Heating
Forced Air
Air conditioning
Central Air
Basement
Separate Entrance
Kitchens
2
Exterior
Brick
Property tax
$2,400 / yr
MLS®
X13522706

As stated by the MLS®, nothing inferred.

Nearby homes for sale

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

522 Cannon Street EDetached

$299,000

Below recent sales

522 Cannon Street E

3 bed · 2 bath·1500-2000 sq ft

Hamilton

Listed 7 days ago · Right At Home Realty

  • Listing states: renovated
61 Stirton StreetDetached

$499,000

Below recent sales

61 Stirton Street

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

Hamilton

Listed 13 days ago · Century 21 Green Realty Inc.

  • Listing states: renovated
42 Nightingale StreetDetached

$619,000

Below recent sales

42 Nightingale Street

4 bed · 2 bath·1500-2000 sq ft·2 parking

Hamilton

Listed 1 day ago · Corcoran Horizon Realty

  • Listing states: renovated
23 Nightingale StreetDetached

$499,990

Below recent sales

23 Nightingale Street

4 bed · 4 bath·1500-2000 sq ft·1 parking

Hamilton

Listed 8 days ago · Keller Williams Complete Realty

10 Fairleigh Avenue NDetached

$559,000

Below recent sales

10 Fairleigh Avenue N

4+1 bed · 3 bath·2000-2500 sq ft

Hamilton

Listed 7 days ago · Royal LePage Certified Realty

  • Listing states: renovated
35 Chestnut AvenueDetached

$550,000

Below recent sales

35 Chestnut Avenue

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

Hamilton

Listed 6 days ago · Serik Realty Inc

The numbers that matter
The numbers that matter
Property tax
$2,400/yr
Est. all-in
~$2,978/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.

  • Cathy Wever Elementary Public SchoolPublic · Elementary & Secondary · Hamilton-Wentworth DSB0.3 km
  • St. Ann (Hamilton) Catholic Elementary SchoolCatholic · Elementary & Secondary · Hamilton-Wentworth CDSB0.8 km
  • Cathedral High SchoolCatholic · Secondary · Hamilton-Wentworth CDSB0.8 km
  • St. Patrick Catholic Elementary SchoolCatholic · Elementary & Secondary · Hamilton-Wentworth CDSB0.9 km
  • Prince of Wales Elementary Public SchoolPublic · Elementary & Secondary · Hamilton-Wentworth DSB1.1 km
  • Bridge International SchoolPrivate · Elementary & Secondary · ..1.1 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 SANFORDNearest transit · Bus stop~90 m
  • Hamilton GO CentreNearest GO / rail · GO / regional rail~1.9 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
$624KMedian sold
39Median days on market
97%Sale-to-list
Median sold price · Hamilton1-yr -13% · 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

99 Sanford Avenue N, Hamilton is an Investment Property, duplex-plus-rooms property in Hamilton's west-end Landsdale neighborhood, offered at a 5.49% in-place cap rate with a clear, built-in path to higher income. The property generates $49,080 in gross annual rent and $37,638 NOI at an asking price of $685,000.Configured as a one-bedroom main-floor apartment and a four-room upper unit, the building runs on two hydro meters with front parking - a rentable amenity in this lower-city location. Four of the five occupied doors are month-to-month, giving an incoming owner immediate room to reset rents to market as tenancies turn, with no additional acquisition required. The stand-out upside is the basement: counted as a sixth door with its own separate side entrance, it is currently vacant and ready to be finished and leased as a private, self-contained unit - adding a brand-new income stream that isn't yet reflected in the in-place numbers. Between the month-to-month resets and the basement lease-up, a new owner has two distinct, low-risk levers to grow NOI from day one. Situated in an appreciating pocket close to transit, schools, and everyday amenities, 99 Sanford offers strong room-rental income today plus genuine value-add on top. Ideal for an investor building a Hamilton rental base or adding a room-rich, high-upside asset to an existing portfolio. - Duplex + rooms, Price: $685,000 - Gross annual rent: $49,080, Net operating income: $37,638, Cap rate: 5.49% (in-place) - Doors: 6 (5 occupied / 83%; basement vacant) Configuration: 1-bed main floor + 4-room upper unit + vacant side-entrance basement (6th door) -Metering / parking: Two hydro meters, front parking

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.