184 Lisgar Street - BEACONSFIELD VILLAGE
It feels like this house has been listed forever but it has actually only been a month and a half.
It is a 2 bedroom, 1 bathroom detached house on a 16.70 x 32.70 foot lot (yeah, that is pretty small). And though it looks like it has had a few recent updates like those windows, this is basically a tear down.
Actually, the agents reference 2 other houses in the neighbourhood that were rebuilds and done well.
Only problem is, they mixed up the before pictures...
But you get the idea.
49 Brookfield Street was listed at $569,000 in 2010 and sold for $1,265,000 in March 2012.
18 Fennings Street was listed at $589,000 in 2011 and sold for $1,299,000 in November 2012.
This house is listed at $409,000.
There is no way a $1.2+ million house could go on this lot but maybe you could get close if you were to build up like the alley house at 8 Trefann Street in Corktown (but that probably woudln't be allowed).
Or build something like this alley house that I loved at 5 Miles Place in Christie Pitts that sold for $662,558 in March 2013.
I am just not sure that with the work this place needs to update or the cost it would take to rebuild, when this house is on such a small lot (though it currently isn't taking advantage of the whole space), that you would EVER recoup your costs.
Maybe mid to high $3s would make more sense. Something like $359,000...
You could always save some money and re-use those windows!
But this is just a really hard space for the price.
(thanks C for sending this in!)
