If this 5 bedroom, 5 bathroom house on a 45 x 138.16 foot lot in North Rosedale looks familiar, it is because

I posted it a little under a year and a half ago in February 2012.

At the time, there were 5 houses in Rosedale listed between $2,395,000 and $2,565,000. 

This house was my first choice of them all and the fact that it was on the lower end with an asking price of $2,395,000 helped.

It is a good piece of property, it is a great street but, as I said, it is a little underwhelming inside.

The kitchen and the bathrooms are all really tired and there are a lot of details, like that basement chair rail and some of the built-ins, that really date this place.  Plus, for a house at this price, the living room is tiny.

This house sold last year for $2,350,000 and not a lot has changed.

The furniture is all different though it all basically looks the same.  They have painted over all of that yellow and they replaced the carpet on the third floor.  They also included this lemon/lime stuffed lamp...

?!?!?!?

Otherwise, it is exactly same.

And it is listed again...

For $2,595,000

That basically covers all the fees they would have to pay for the transactions.  I am not going to try to figure it out because I will mess it up, but this price would pretty much get them to break even.

Is this worth 8% more just a year later!?!

I don't think so.  It could be a great house with updates but this isn't a $3 million+ house.

Unless they do an amazing job but you still have $3million+ house with a tiny living room.

And a back fence that looks like Groucho Marx...

Oh, yeah, and a house that has gone up by 8% based solely on agent fees and taxes.

This will be a tough sell.

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