- Bedrooms
- 5
- Bathrooms
- 2
- Size
- 1,500–2,000sq ft
- Per sq ft
- $341at the range’s middle
- Lot
- 26 x 100 ft
- Tax a year
- $2,4002025 tax year
- Parking
- 22 none
- Days on market
- Members
The brief
About 99 Sanford Ave
99 Sanford Ave is a 5-bedroom, 2-bathroom duplex in Gibson, Hamilton, listed for sale at an asking price of $597,000 (MLS® X13522706).
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
Insights
Condition Score
Good68/1006 condition-related facts documented
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Strong90/100+$876/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 22 homes with 5 bedrooms for lease in Hamilton right now. Cost of owning counts the mortgage and property tax.
Condition uses listing-record signals, not an inspection.
The home
Key facts
- Tax
- $2,400 / 2025
- MLS® number
- X13522706
- Board
- TRREB MLS®
- Property Type
- Duplex
- Days on market
- Size
- 1500-2000 sqft
- Lot Size
- 26 x 100 ft
- Listed on
- Parking
- 2 None, 2 Parking
Property details
Property
- Property Type
- Duplex
- Style
- 2 1/2 Storey
- Community
- Gibson
- Municipality
- Hamilton
Building
- Size
- 1500-2000 sqft
- Construction
- Brick
Inside
- Bedrooms
- 5
- Bathrooms
- 2
- Bathroom Details
- 2 × 3pc
- Basement Type
- Separate Entrance
- Kitchens
- 2
Parking
- Garage Type
- None
- Garage
- 2
- Additional Parking
- 0
- Total Parking
- 2
Utilities
- Water
- Municipal
- Cooling
- Central Air
- Heating Type
- Forced Air
Land
- Sewer
- Sewers
- Frontage
- 26 ft
- Depth
- 100 ft
- Lot Size
- 26 x 100 ft
Additional
- Roof
- Asphalt Shingle
- Fireplace
- No
- Pool
- None
- Den
- No
- Family room
- No
Rooms
Room details unavailable
The listing source did not provide room-level measurements or features.
Listing history
Buy/sell history for 99 Sanford Ave, Hamilton, Ontario
Sale history on this site covers the last 2 years, the window permitted under the TRREB MLS® VOW agreement.
| Date Start | Date End | List Price | Price | Event | Listing ID |
|---|---|---|---|---|---|
| Date StartN/A | N/A | $597,000 | N/A | Pc | X13522706 |
Members see the full history. Prices are hidden from signed-out visitors.
The numbers
Mortgage Calculator
Plan with the current asking price
CMHC insurance: not required at 20% down. Payments use Canadian semi-annual compounding.
Mortgage Details
4.8% · 5-year term · 25-year amortization · 20% down
- Total down payment
- $119,400
- Total mortgage amount
- $477,600
- Total interest payment
- $339,600
- Total purchase cost
- $936,600
- Mortgage payment
- $2,724/mo
Cash Flow Analysis
If you rented this home out at 20% down
Break-even down payment
—Monthly carrying cost
$2,924- Carrying cost $2,924
- Surplus $876
Rental income opens at $3,800, the median asking rent of 22 comparable homes for lease in Hamilton. Type over it with the rent you expect. This is a planning tool, not advice.
Land transfer tax on this home
- Ontario land transfer tax
- $8,415
- Total land transfer tax
- $8,415
- First-time buyer rebates (Ontario up to $4,000)
- −$4,000
- Total for first-time buyers
- $4,415
See how this is worked out
- 0.5% on the first $55,000
- $275
- 1.0% from $55,000 to $250,000
- $1,950
- 1.5% from $250,000 to $400,000
- $2,250
- 2.0% from $400,000 to $597,000
- $3,940
- Ontario total
- $8,415
An estimate at the asking price, for a home with one or two single-family residences. Your lawyer confirms the exact amount.
Estimate
Estimated value requires sign in
Market estimates use sold comparables and are available after you sign in and accept MLS® VOW terms.
The estimate is an automated value built from public and MLS® data. It is not an appraisal; ask Kassaundra Dobson, Broker of Record for a full comparative market analysis.
Comparable sales
Comparable sales require sign in
Closing prices and sold comps are available to registered visitors who accept MLS® VOW terms on this site.
The land
Lot
- Lot area
- 2,600 sq ft242 m²
- Street frontage
- 26 ft7.9 m
- Depth
- 100 ft30.5 m
The area is the frontage multiplied by the depth, so boundaries are approximate. Confirm with a survey before you buy.
Source: the MLS® listing record, measured by MPAC.
Land and environment
Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.
Water and conservation2
- No mapped wetland within 120 m120 m
- No water-supply well recorded within 250 m24 test or monitoring holes also recorded.250 m
Province of Ontario open data
Planning and building activity2
- Outside the Greenbelt, Oak Ridges Moraine and Niagara Escarpment plan areasAt the address
- Nearest airport: 9.7 km9.7 km
Province of Ontario open data
Around the home3
- Nearest rail line: 700 m700 m
- Transit stop within 400 mFrom the transit agency’s published stop map; the nearest is 90 m away. Routes and stops change; check the agency’s schedule.400 m
- A trail on the Ontario trail network within 1 km1 km
Province of Ontario open data · Municipal transit open data
Environmental records4
- No licensed pit or quarry within 2 km2 km
- No recorded oil, gas or salt well within 250 m250 m
- No facility within 1 km reports pollutant releases to Environment CanadaThe nearest is GFL Environmental Services Inc. — GFL Environmental Services Inc. (Hamilton - Lottridge), 1.3 km away. Only facilities above the inventory’s reporting thresholds are listed.1 km
- No federal contaminated site within 1 kmThe federal inventory covers federal land only; it says nothing about provincial or private sites.1 km
Province of Ontario open data · Government of Canada open data
Power and internet3
- Electricity is distributed here by Alectra Utilities CorporationAt the address
- Wired internet 50/10 Mbps or faster is listed at this locationFixed wireless 50/10 Mbps or faster. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (10 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.At the address
- Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Bell, Cogeco Connexion, Dotto One, Rogers. Cable: Cogeco Connexion, Rogers. DSL: Bell. Fixed wireless: Bell, Rogers, SkyChoice Communications. Mobile: Bell, Freedom Mobile, Rogers, Telus. Satellite: Xplore. ISED’s list for the surrounding ~25 km² area; check with a provider for this address.Area-wide
Ontario Energy Board · Innovation, Science and Economic Development Canada
Each record is placed at the distance its own line states. None of it is an inspection of the property. Confirm anything that matters to you with the municipality, Hamilton Conservation Authorityor the record’s publisher.
Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – Ontario. Contains public sector Data made available under the City of Hamilton's Open Data Licence
The market
Multiplexes for sale in Gibson right now
- For sale now
- 7
- Median asking price
- $597K
- New in 7 days
- 0
- Price cuts
- 43%
Middle half: $512K to $675K
2 in 28 days
3 listings
This home is asking at the median.
See all homes in GibsonAsking prices and counts of the MLS® listings on this site as of today. Asking figures only, never sold or leased prices.
Market area · filters apply to the charts below
The street
Map and tour
Transit nearby
| Station | Lines | Distance |
|---|---|---|
| Hamilton GO Centre | GO Transit train: Lakeshore West | 1.9 km |
| West Harbour GO | GO Transit train: Lakeshore West | 2.2 km |
The nearest subway, light rail, train, bus rapid transit stations 5 km, as the crow flies. Source: GO Transit schedule data (GTFS) from Metrolinx under the Open Government Licence – Ontario – Metrolinx, downloaded October 18, 2026. Data used in this product or service is provided with the permission of Metrolinx. Metrolinx makes no representations or warranties of any kind, express or implied, with respect to the Data and assumes no responsibility for the accuracy or currency of the data used in this product or service. Contains information licensed under the Open Government Licence – Ontario – Metrolinx.
Schools nearby
| Elementary | Type | Distance | EQAO average 2024–25 |
|---|---|---|---|
| Cathy Wever Elementary Public SchoolHamilton-Wentworth DSB | Public · grades JK–8 | 300 m | 55%Grade 6 average |
| St. Ann (Hamilton) Catholic Elementary SchoolHamilton-Wentworth CDSB | Catholic · grades JK–8 | 800 m | 76%Grade 6 average |
| St. Patrick Catholic Elementary SchoolHamilton-Wentworth CDSB | Catholic · grades JK–8 | 900 m | 57%Grade 6 average |
| ÉÉC Notre-DameConseil scolaire catholique MonAvenir | French-language Catholic · grades JK–8 | 1.6 km | 80%Grade 6 average |
| Secondary | Type | Distance | Grade 9 math 2024–25 |
|---|---|---|---|
| Cathedral High SchoolHamilton-Wentworth CDSB | Catholic · grades 9–12 · French Immersion | 850 m | 43%Grade 9 math |
| Bernie Custis Secondary School Secondary SchoolHamilton-Wentworth DSB | Public · grades 9–12 | 1.5 km | 36%Grade 9 math |
| Sherwood Secondary SchoolHamilton-Wentworth DSB | Public · grades 9–12 · French Immersion | 3.5 km | 39%Grade 9 math |
| École secondaire Georges-P-VanierConseil scolaire Viamonde | French-language public · grades 9–12 | 4.2 km | 73%Grade 9 math |
EQAO: share of students at or above the provincial standard, 2024–25 (Ontario open data). These are the schools nearest this home, not the schools it is assigned to: boundaries change, and some schools take students by application. Confirm with the board before you buy. Contains information licensed under the Open Government Licence – Ontario.
The verdict
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Sold prices in Gibson are shown to signed-in members.