Jordan Avery
Northpoint Realty Inc., Brokerage · (905) 555-0142 · [email protected]
Ontario investor scan — Q2 2026
Generated 2026-06-25, 9:10:00 a.m. · Investment freehold & land · province-wide · up to $1,900,000
8
listings analyzed
4
new this run
4
worth showing (7+)
⚠ 2 of 8 listing(s) flagged low-confidence (thin/stale comps or limited data) — see per-listing notes.
What LociAI evaluates — every signal below is deterministic (no AI guesses in the score math). Click to expand
Merit score 1–10
Asset quality with price excluded — condition, layout, lot, location, market. Strategy-weighted.
Strong / Fair / Weak buy
A transparent blend of three judgments — Quality (merit), Price (vs fair value) and Income (cap rate) — never a black box.
Fair value
Comps-anchored estimate with a low–high range and reno/condition adjustments — not an appraisal.
Estimated rent
A range from closed MLS lease comps, or an honest "not comp-supported" — never a made-up projection.
Zoning
The real local by-law code + normalized category + municipality, from authoritative open data — not a guess.
Conservation authority
Regulatory floodplain / regulation-limit screen against the local CA — flags hazard land before you write an offer.
Record of Site Condition
Province-wide MECP RSC registry match — surfaces prior contamination on or near the parcel.
Heritage & habitability
Ontario Heritage Act designation (caps reno upside) and as-is / not-habitable signals.
Land / development model
Vacant & agricultural land scored on settlement proximity, provincial overlays, wetlands and waste sites.
Location signals
Road class, arterial frontage, corner lot, transit / rail / green-space distances.
Seller & market read
Motivated/difficult-seller signals from DOM & pricing, plus a neighbourhood price-trajectory read.
Confidence & disclosure
Comp depth/recency drive a confidence grade; thin or missing data is disclosed, never hidden.
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9 47 Stinson Street Stinson · MLS X8841290 NEW Detached Partial reno mkt ↑ 3.1% Strong buy $619,000 FV $675,000 ▲ Undervalued by 9.0%
List price
$619,000
Fair value
$675,000 ($648,000–$702,000)
DOM
6
Beds / Baths
3 / 2
Sqft · Lot
1,480 · 30 x 110
Status
For Sale
Investment read
Strong buy
· deterministic blend of quality, price & income
Quality: Merit 9/10 Price: Undervalued 8.3% Income: Cap rate ~4.3% (assumes 35% expenses)
Comp confidence: high (4 comps · newest Apr 2026) · Analysis: high
Why this score
Priced ~8% below the comps-anchored fair value. Four Partial/Full comps within 3 months at $660K–$705K; subject is Partial in turnkey shape. Strong comp-supported rent gives a ~6.6% gross yield, healthy for a freehold. Six-day DOM signals a fresh, sharply-priced listing.
Renovation
Updated kitchen and main bath (~3 yrs), refinished original hardwood, newer roof (2023). Largely turnkey; ~$15K cosmetic to finish basement.
Location
local road · near major transit · transit 380m · park 140m
Conservation authority
Not in a flood/regulated area (Hamilton Conservation Authority)
Estimated rent (MLS lease comps)
$3,200–$3,600/mo · 7 lease comps · high confidence
Comp-derived range from closed leases — not a projection.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 52 Stinson Street | $678,000 | Apr 2026 | Partial | 1,500 | 30 x 108 |
| 19 Glassco Ave | $705,000 | Mar 2026 | Full | 1,560 | 31 x 110 |
| 88 Erie Ave | $661,000 | Feb 2026 | Partial | 1,430 | 29 x 110 |
| 7 Province St S | $669,000 | Mar 2026 | Original | 1,410 | 30 x 105 |
Due diligence
Zoning: C · residential · CITY OF HAMILTON
8 215 Drew Street Central · MLS E9120347 NEW Detached Original reno mkt ↑ 2.2% Strong buy $540,000 FV $610,000 ▲ Undervalued by 13.0%
List price
$540,000
Fair value
$610,000 ($580,000–$638,000)
DOM
21
Beds / Baths
3 / 1
Sqft · Lot
1,250 · 33 x 120
Status
For Sale
Investment read
Strong buy
· deterministic blend of quality, price & income
Quality: Merit 8/10 Price: Undervalued 11.5% Income: Cap rate ~4% (assumes 35% expenses)
Comp confidence: medium (3 comps · newest Apr 2026) · Analysis: high
Why this score
Asking ~11% below as-is fair value. Two Original comps within 2 months at $585K–$598K set the floor; renovated comps clear $625K, framing the value-add spread. Income is solid on comp-supported rent. Verify the moisture flag before firming.
Renovation
Solid bones, fully original interior. Value-add play: a $70K–$95K cosmetic-plus-systems refresh lifts toward the Full-reno comp band ($600K–$640K).
⚠ Items to verify at showing
- Possible water damage / staining
- Dated mechanicals (furnace / HVAC / plumbing)
Photos show ceiling staining in the rear bedroom and an older mid-efficiency furnace — budget for moisture investigation and HVAC.
Photo-based observations only — not an inspection. Confirm with a qualified professional.
Location
local road · transit 210m · rail 540m · park 300m
Conservation authority
Not in a flood/regulated area (Central Lake Ontario Conservation Authority)
Estimated rent (MLS lease comps)
$2,600–$2,900/mo · 5 lease comps · medium confidence
Comp-derived range from closed leases — not a projection.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 188 Drew Street | $585,000 | Apr 2026 | Original | 1,230 | 33 x 118 |
| 40 Elgin St E | $598,000 | Mar 2026 | Original | 1,280 | 34 x 120 |
| 77 Olive Ave | $632,000 | Feb 2026 | Full | 1,300 | 33 x 122 |
Due diligence
Zoning: R1 · residential · CITY OF OSHAWA
7 88 Hillsview Drive Mill Pond · MLS N1234567 Detached Partial reno mkt → 0.4% Fair buy $1,189,000 FV $1,265,000 ▲ Undervalued by 6.4%
List price
$1,189,000
Fair value
$1,265,000 ($1,215,000–$1,315,000)
DOM
9
Beds / Baths
3 / 2
Sqft · Lot
1,650 · 50 x 120
Status
For Sale
Investment read
Fair buy
· deterministic blend of quality, price & income
Quality: Merit 7/10 Price: Undervalued 6% Income: Cap rate ~2.4% (assumes 35% expenses)
Comp confidence: medium (3 comps · newest Feb 2026) · Analysis: high
Why this score
Priced ~6% below the comps-anchored fair value with a strong asset profile. Three comps within 4 months at $1.24M–$1.30M; a modest +$30K reno adjustment applies. Income is the weak leg — GTA freehold cap rates run thin even at a fair price, which is why this lands a Fair (not Strong) buy.
Renovation
Kitchen and main bath updated (~5 yrs), original flooring upstairs, unfinished basement. Est. remaining work $40K–$60K.
Location
local road · corner lot · transit 420m · park 160m
Conservation authority
Not in a flood/regulated area (Toronto and Region Conservation Authority)
Estimated rent (MLS lease comps)
$3,400–$3,800/mo · 6 lease comps · high confidence
Comp-derived range from closed leases — not a projection.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 64 Hillsview Drive | $1,295,000 | Jan 2026 | Full | 1,720 | 50 x 118 |
| 12 Pemberton Rd | $1,240,000 | Feb 2026 | Partial | 1,600 | 50 x 120 |
| 210 Mill St | $1,255,000 | Dec 2025 | Original | 1,580 | 48 x 120 |
Due diligence
Zoning: R1 · residential · CITY OF RICHMOND HILL
7 0 Concession 7 Road Norfolk County · MLS X9988776 NEW Farm land mkt → 0.5% Strong buy $1,850,000 FV —
No photos
List price
$1,850,000
Fair value
—
DOM
73
Beds / Baths
— / —
Sqft · Lot
— · 660 x 1320
Status
For Sale
Investment read
Strong buy
· deterministic blend of quality, price & income
Quality: Merit 7/10 Price: n/a Income: n/a
Analysis: medium
Why this score
Land score 7/10 on the deterministic development-potential model: adjacent to the settlement boundary (the strongest expansion-candidate signal short of being inside it), agricultural zoning, ~20 acres of a regular rectangular parcel. A Greenbelt Protected-Countryside overlay constrains near-term severance — a patient assembly/hold thesis, not a quick flip.
Renovation
Not assessed for this listing.
Location
rural road
Conservation authority
Not in a flood/regulated area (Long Point Region Conservation Authority)
Land / development potential
Settlement area: adjacent · Provincial overlay: Greenbelt — Protected Countryside
Scored on the deterministic land model (development potential), not the house-quality model.
Due diligence
Zoning: A · agricultural · NORFOLK COUNTY
6 23 Raglan Road Williamsville · MLS X8456120 NEW Detached Partial reno mkt ↑ 1.9% Fair buy $720,000 FV $765,000 ▲ Undervalued by 6.3%
List price
$720,000
Fair value
$765,000 ($735,000–$795,000)
DOM
14
Beds / Baths
3 / 2
Sqft · Lot
1,520 · 35 x 100
Status
For Sale
Investment read
Fair buy
· deterministic blend of quality, price & income
Quality: Merit 6/10 Price: Undervalued 5.9% Income: Cap rate ~3.1% (assumes 35% expenses)
Comp confidence: medium (3 comps · newest Apr 2026) · Analysis: medium
Zoning not from authoritative source — verify Conservation authority not yet curated — verify
Why this score
Priced ~6% below fair value with comp-supported rent that pencils to a respectable yield for a secondary market. Asset and price are solid; the score is tempered because zoning and conservation-authority data are not yet curated for this municipality and are disclosed (not guessed) — confirm permitted uses and any hazard mapping directly.
Renovation
Updated kitchen and bath, original windows. Near Queen's University — steady student-rental demand.
Location
local road · transit 320m · park 250m
Conservation authority
Not confirmed — conservation authority not yet curated (Cataraqui Region Conservation Authority)
Estimated rent (MLS lease comps)
$2,700–$3,000/mo · 5 lease comps · medium confidence
Comp-derived range from closed leases — not a projection.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 40 Raglan Road | $758,000 | Apr 2026 | Partial | 1,500 | 35 x 100 |
| 12 Nelson St | $772,000 | Mar 2026 | Full | 1,560 | 36 x 102 |
| 88 Victoria St | $749,000 | Feb 2026 | Original | 1,480 | 34 x 98 |
Due diligence
Zoning unavailable (municipality not yet curated)
5 142 Dundas Street West Cooksville · MLS W7654321 Semi-Detached Original reno arterial road CA regulated ⚠ old electrical mkt ↓ 1.8% Weak buy $999,000 FV $945,000 ▼ Overvalued by 5.4%
List price
$999,000
Fair value
$945,000 ($905,000–$985,000)
DOM
47
Beds / Baths
3 / 1
Sqft · Lot
1,200 · 30 x 100
Status
For Sale
Investment read
Weak buy
· deterministic blend of quality, price & income
Quality: Merit 5/10 Price: Overvalued 5.7% Income: n/a
Comp confidence: low (2 comps · newest Feb 2026) · Analysis: medium
Thin or uncertain comps
Why this score
Asking ~6% above fair value. Original condition against mostly renovated comps warrants a $60K–$90K discount, and an arterial-frontage marketability haircut applies. With no comp-supported rent, the income leg is n/a — quality and price alone land a Weak buy. 47 DOM suggests room to negotiate.
Seller motivation
Motivated seller — 47 days on market with asking above fair value — room to negotiate
Renovation
Largely original; dated kitchen and baths.
⚠ Items to verify at showing
- Possible old electrical (knob-and-tube / aluminum)
- Dated mechanicals (furnace / HVAC / plumbing)
Photos show a fuse panel and an older furnace — budget for electrical and HVAC updates.
Photo-based observations only — not an inspection. Confirm with a qualified professional.
Location
arterial road · near major transit · transit 250m · rail 620m
Conservation authority
In a conservation-authority regulation limit — Regulation Limit (watercourse setback) (Credit Valley Conservation)
Estimated rent (MLS lease comps)
Not comp-supported — no lease comps within range — rent not comp-supported (disclosed, not estimated)
Market context
Buyer's market · 7.4 mo of inventory · selling at 97.2% of ask · $/sqft ↓1.5% (3mo)
Area analytics from MLS active/sold data — advisory, not part of the score.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 98 Hillcrest Ave | $935,000 | Feb 2026 | Original | 1,180 | 30 x 100 |
| 7 Camilla Rd | $962,000 | Feb 2026 | Partial | 1,250 | 32 x 100 |
Due diligence
Zoning: RM4 · residential · CITY OF MISSISSAUGA · On arterial road (Dundas St W)
4 64 Orenda Court Northgate · MLS W9087612 Detached Partial reno RSC on file mkt → 0.2% Weak buy $880,000 FV $870,000 ≈ Fairly priced
List price
$880,000
Fair value
$870,000 ($835,000–$905,000)
DOM
38
Beds / Baths
4 / 2
Sqft · Lot
1,850 · 40 x 105
Status
For Sale
Investment read
Weak buy
· deterministic blend of quality, price & income
Quality: Merit 4/10 Price: Overvalued 1.1% Income: Cap rate ~2.7% (assumes 35% expenses)
Comp confidence: low (2 comps · newest Mar 2026) · Analysis: low
Environmental overhang — verify with MECP registry
Why this score
Priced roughly at fair value, so price is neutral. The score is held down by environmental overhang — a closed municipal landfill ~400 m off and an RSC on record ~95 m away — which narrows the resale pool and warrants Phase One/Two diligence. A workable rental, not a value play.
Renovation
Mid-2010s kitchen, otherwise dated. Functional but no standout upside.
Location
collector road · transit 600m · storm-water pond 220m
Conservation authority
Not in a flood/regulated area (Toronto and Region Conservation Authority)
Estimated rent (MLS lease comps)
$2,900–$3,200/mo · 4 lease comps · medium confidence
Comp-derived range from closed leases — not a projection.
Comparable sales
| Address | Sold price | Sold date | Reno | Sqft | Lot |
|---|---|---|---|---|---|
| 21 Orenda Court | $872,000 | Mar 2026 | Partial | 1,820 | 40 x 105 |
| 9 Havelock Dr | $864,000 | Feb 2026 | Original | 1,790 | 40 x 100 |
Due diligence
Zoning: R2 · residential · CITY OF BRAMPTON · Environmental: Within 500 m of a former municipal landfill (closed) · Near a waste/dump site (Former Northgate Landfill (closed 1987)) · Environmental: Record of Site Condition on file (RSC based on Phase One and Two ESAs, ~95m away, #B-217-9908471) — review the MECP registry · Former-landfill proximity
2 5 Heritage Lane Old Aurora · MLS N2468013 Detached Original reno ⚠ heritage ⚠ floodplain ⚠ not habitable RSC on file mkt ↓ 2.4% Weak buy $1,450,000 FV $1,160,000 ▼ Overvalued by 20.0%
List price
$1,450,000
Fair value
$1,160,000
DOM
112
Beds / Baths
4 / 2
Sqft · Lot
2,100 · 60 x 150
Status
For Sale
Investment read
Weak buy
· deterministic blend of quality, price & income
Quality: Merit 2/10 Price: Overvalued 25% Income: n/a
Comp confidence: low (0 comps) · Analysis: low
No sold comps — valuation not comp-supported Floodplain — verify with the conservation authority
Why this score
HERITAGE DESIGNATED — Ontario Heritage Act restrictions eliminate the renovation/rebuild upside that the asking price assumes, and the parcel sits in a regulatory floodplain. Fair value reflects a ~20% discount to the comp median; no firm comps support the ask. Avoid for investment purposes.
Seller motivation
Motivated seller — 112 days on market; heritage + floodplain restrictions limit the buyer pool
Renovation
Renovation upside restricted under Ontario Heritage Act. See due diligence notes.
Location
local road · transit 780m · park 90m
Conservation authority
In a regulatory FLOODPLAIN (Lake Simcoe Region Conservation Authority)
Estimated rent (MLS lease comps)
Not comp-supported — no lease comps — rent not comp-supported (disclosed, not estimated)
Due diligence
Zoning: R1 · residential · TOWN OF AURORA · HERITAGE DESIGNATED — Ontario Heritage Act restrictions · Habitability: building may not be habitable (listing notes "sold as-is for land value") · Environmental: Record of Site Condition on file (RSC based on Phase One and Two ESAs, ~18m away, #B-403-1412333923) — review the MECP registry · Heritage designated · In regulatory floodplain
Prepared by Jordan Avery · Northpoint Realty Inc., Brokerage · Powered by LociAI · fair values are comps-anchored estimates, not appraisals · source photos courtesy of the listing brokerage.
Before acting, independently verify:
- Current zoning by-law & permitted uses with the municipality
- Heritage designation status
- Exact lot dimensions & square footage
- Comparable-sale firmness (sold vs. sold-conditional) and condition
- Conservation/flood regulation with the local authority