55 Rhodes Avenue versus 35 Rhodes Avenue - LESLIEVILLE
Two houses in Leslievile, 10 doors away from each other. Both 3 bedroom. Both listed last week.
Though the houses are located in Leslieville, they are actually closer to the shops in the Beaches than those in Leslieville and as far as this area goes, it isn't the best. But you are sandwiched between the two neighbourhoods if you can't decide between them!
And they are steps to the Queen Streetcar, Ashbridges Bay and Woodbine Park.
One has been fully gutted, is detached and listed at $597,900. The other is a semi and is listed at $429,900.
That is a $168,000.
Which is the better buy?
55 Rhodes Avenue
Hmm. What do you think of this 3 bedroom detached reno in Leslieville?
It used to look like this...
So, they took off the porch and stuccoed the front.
It was last on the market in 2008 for $369,000 but I am unsure as to what it sold for.
It is now listed at $597,900.
Take a look at the inside with the guided tour...
Why do the wood planks on the first floor go side to side and the upstairs go lengthwise? That's odd.
The house itself isn't huge but there is parking, a finished basement, and it is all new. I wish the kitchen cabinets and counter went all the way along that wall instead of the dinky table. Perhaps a little more storage and more counter space with 2 stools at the end looking out the window.
I think the price is high but....
when you consider that
the house across the street at 54 Rhodes Avenue sold recently for $529,054 and it is a semi with only 2 bedrooms, the 55 Rhodes house seems about right. Check out these pictures of the sold house and compare (this kitchen is better)...
Seeing the house across the street at 54 Rhodes, do you think 55 Rhodes should be listed as high as it is? What about the neighbour down the street listed at $429,900.....
35 Rhodes Avenue
This is a detached 3 bedroom. Problem is, one of the bedrooms is on the first floor (but it is one more bedroom than the house that sold at 54 Rhodes).
And there is no parking.
I guess that is why it is listed so much less than the competing house at $429,900.
This house was listed in 2008 for $279,900 and was apparently sold. I am confused about it selling though because the same bed seems to be in the before and after pictures. Maybe it was sold furnished.
Scroll down to see the before pictures.
Then it was listed for $419,900 just 4 months ago!
There are few differences from the listing photos in 2008 to the current listing of $429,900 (including that bed)...
But it is listed $10,000 more than it was listed for just 4 months ago.
As I said, there are few differences in the house from 4 years ago. The only changes are the colour of the siding and the door has been painted red (why is this in quotes in the listing), the 12 square feet of roof shingles, a different mailbox, new slate back splash (would have been cheaper to just paint it with chalkboard paint) and a new bathroom vanity that couldn't have cost more than $250.
My guess is that the changes were only done in the past few months and the price was raised to reflect that.
If your house can't sell and you need to make changes to help it sell, you don't then raise your asking price!!
I am frustrated with this house.
But people aren't frustrated with the street. I has had a LOT of action over the past few years.
If I had the money and had to pick a winner ....
55 Rhodes would be my choice (actually it would be 54 Rhodes but it already sold). I don't think 55 Rhodes will sell for asking but perhaps about $50,000 less at $547,900. It is a detached after all.
What do you think?
Before:
