Salehian.com 647-325-5000

99 Sanford Avenue N

Gibson, Hamilton, L8L 5Z1

$597,000

Reduced $88,000 from $685,000

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  • 5 bedrooms
  • 2 bathrooms
  • 2 parking
  • 1500-2000 sq ft

Listed 108 days ago · MLS® X13522706

About this home

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

Details

Type
Duplex
Style
2 1/2 Storey
Size
1500-2000 sq ft
Lot
26 × 100 ft
Basement
Separate Entrance
Garage
None
Kitchens
2
Property tax
$2,400 (2025)
Neighbourhood
Gibson
Municipality
Hamilton

Interior

Bedrooms
5 above ground
Bathrooms
2 × 3-piece
Rooms
5 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
West

Parking

Garage spaces
2
Total parking
2

Lot

Size
26 × 100 ft

More

Possession
Available
Cross street
Sanford Ave And Cannon St

History of this address

3 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 Very walkable

  • 🚆 Hamilton GO Centre1.9 km

Within a 10-minute walk: 7 grocery stores, 21 cafés and restaurants, 7 parks, 10 pharmacies. Nearest grocery: Mama Africa Tropical Foods & Hair Products (350 m). Nearest park: Stirton Tot-Lot (250 m).

Schools nearby

Elementary

  • Cathy Wever Elementary Public School
    EQAO: Gr 6 reading 72%, math 23%    4 min walk
  • St. Ann Catholic Elementary School Catholic
    EQAO: Gr 6 reading 88%, math 52%    12 min walk
  • St. Patrick's Elementary School Catholic
    EQAO: Gr 6 reading 69%, math 41%    14 min walk
  • Prince of Wales Elementary Public School
    EQAO: Gr 6 reading 79%, math 49%    17 min walk

Secondary

  • Cathedral High School Catholic
    EQAO: Gr 9 math 43%, literacy test 64%    4 min walk
  • St. Charles Adult & Continuing Education Centre - Downtown East Campus Catholic15 min walk
  • Bernie Custis Secondary School
    EQAO: Gr 9 math 36%, literacy test 65%    1.2 km

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: 2 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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