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90 Sherman Avenue N

Stipley, Hamilton, L8L 6M4

$499,900

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  • 7 bedrooms
  • 3 bathrooms
  • 0 parking
  • 1500-2000 sq ft

Listed 108 days ago · MLS® X13522306

About this home

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.

Details

Type
Triplex
Style
2 1/2 Storey
Size
1500-2000 sq ft
Lot
20.64 × 64.49 ft
Basement
Unfinished
Garage
None
Kitchens
2
Property tax
$2,880 (2026)
Neighbourhood
Stipley
Municipality
Hamilton

Interior

Bedrooms
7 above ground
Bathrooms
3 × 3-piece
Rooms
9 above ground
Family room or den
No
Fireplace
No

Heating, cooling and services

Heating
Forced Air, Gas
Air conditioning
Central Air
Water and sewer
Sewer

Building and exterior

Style
2 1/2 Storey
Exterior
Brick
Roof
Asphalt Shingle
Faces
East

Parking

Driveway and parking
Street Only

Lot

Size
20.64 × 64.49 ft

More

Possession
Currently Available
Cross street
King St E & Sherman Ave N

History of this address

2 earlier listings at this address, with sold and leased prices. Create a free account or sign in to see them.

Location

Location is approximate. See nearby homes on the map

Recent sales nearby

See what similar homes within 1 km sold for in the last year. Create a free account or sign in to see them.

The neighbourhood

Getting around Walkable

  • 🚆 Hamilton GO Centre2.6 km

Within a 10-minute walk: 2 grocery stores, 18 cafés and restaurants, 4 parks, 4 pharmacies. Nearest grocery: FreshCo (800 m). Nearest park: Powell Park (350 m).

Schools nearby

Elementary

  • St. Ann Catholic Elementary School Catholic
    EQAO: Gr 6 reading 88%, math 52%    3 min walk
  • Prince of Wales Elementary Public School
    EQAO: Gr 6 reading 79%, math 49%    7 min walk
  • Cathy Wever Elementary Public School
    EQAO: Gr 6 reading 72%, math 23%    12 min walk
  • Adelaide Hoodless Public School
    EQAO: Gr 6 reading 79%, math 52%    15 min walk

Secondary

  • Bernie Custis Secondary School
    EQAO: Gr 9 math 36%, literacy test 65%    10 min walk
  • St. Charles Adult & Continuing Education Centre - Downtown East Campus Catholic13 min walk
  • Cathedral High School Catholic
    EQAO: Gr 9 math 43%, literacy test 64%    14 min walk

EQAO: share of students meeting the provincial standard (2024–25). Ontario average: Gr 6 reading 86%, math 51%; Gr 9 math 55%; literacy test 83%.

Closest schools, not school zones. Check which school serves this address with the school board before relying on it.

Who lives here postal area L8L

Owners / renters
52% / 48%
Median household income
$65,000
Average age
38
Children under 15
17%
Homes
50% detached, 11% high-rise
Commute by transit
14%
Population
32,312

Languages spoken most at home besides English: Portuguese 2.7%, Arabic 1.5%, Vietnamese 1.4%, Spanish 1.2%.

Flood and conservation No mapped hazard

Not inside a mapped flood plain or regulated area in Niagara Peninsula Conservation’s mapping.

Screening maps only. Ask the conservation authority for a property inquiry before relying on this.

Safety

Crime Severity Index for Hamilton police: 62 vs 57 for Ontario (2025).

Police-reported figures for the whole police service area, not this street. Rates use the area’s resident population.

Distances are approximate. Places © OpenStreetMap contributors. Neighbourhood figures: Statistics Canada, 2021 Census. School results: EQAO via Ontario Data Catalogue (Open Government Licence – Ontario). Flood and regulation mapping: Niagara Peninsula Conservation open data. Crime Severity Index: Statistics Canada.

Living here

Commute

To downtown Hamilton: 3 km. Transit times · Driving times

Noise Nothing major nearby

No highway within 500 m, rail line within 300 m, or airport flight path nearby.

Distances from the map, not noise measurements. Visit at rush hour to judge for yourself.

Internet High-speed

50/10 Mbps or faster available here by cable, fibre or DSL (the federal high-speed target).

From the federal broadband map. Check exact speeds and providers for the address.

Short-term rentals

Only in your principal residence, with a City business licence (since December 2023).

City rules

Roads, rail, airports and planned stations © OpenStreetMap contributors. Internet: Innovation, Science and Economic Development Canada, National Broadband Data.

Listed by EXP REALTY.

Listing information provided by PropTx Innovations Inc. and TRREB; deemed reliable but not guaranteed accurate by PropTx.

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