- Bedrooms
- 4
- Bathrooms
- 3
- Size
- 1,100–1,500sq ft
- Per sq ft
- $423at the range’s middle
- Lot
- Under 0.50 acres
- Tax a year
- $2,7162025 tax year
- Built
- 100+
- Parking
- 4none
- Days on market
- Members
The brief
About 1071.5 Florence St
1071.5 Florence St is a 4-bedroom, 3-bathroom triplex in East M, London East, listed for sale at an asking price of $549,900 (MLS® X13589054).
Exceptional Investment Opportunity - Legal Triplex with Strong Cash Flow & Future Upside! Own a fully legal two-storey triplex on a rare 37.09 ft x 168.63 ft lot in one of London's rapidly growing neighbourhoods. Certified by the City of London, this income-producing property offers immediate cash flow, low operating costs, and excellent long-term appreciation potential. Currently generating $3,289/month from the main floor ($1,689) and upper unit ($1,600 including parking), with only the basement unit remaining to be leased at $1,350/month, bringing the projected gross rental income to approximately $4,639/month ($55,668 annually). Property taxes are only $2,716/year, making this an attractive opportunity for investors. The impressive 168-foot-deep lot provides added privacy and future development potential, subject to municipal approvals. Ideally located with a bus stop at the doorstep and within walking distance to the Hard Rock Hotel, casino, restaurants, shopping, and entertainment district, this high-demand location continues to attract quality tenants. Major updates include a waterproofing membrane around the foundation (2021), interior drainage system, exterior painting, soundproofing between the main and upper floors, and a renovated main-floor kitchen (2022).Additional features include separate entrances, separate hydro meters, four parking spaces, coin-operated laundry for extra income, and a private tree-lined backyard with a paved patio and fire pit. Whether expanding your portfolio or purchasing your first investment property, this well-maintained legal triplex offers strong income, excellent upside, valuable updates, and outstanding long-term investment potential.
Insights
Condition Score
Good73/1001 documented update signal
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Near break-even51/100−$235/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 17 homes with 4 bedrooms for lease in London East right now. Cost of owning counts the mortgage and property tax.
Condition uses listing-record signals, not an inspection.
The home
Key facts
- Tax
- $2,716 / 2025
- MLS® number
- X13589054
- Board
- TRREB MLS®
- Property Type
- Triplex
- Building Age
- 100+
- Days on market
- Size
- 1100-1500 sqft
- Lot Size
- 37.09 x 168.63 ft
- Listed on
- Parking
- None, 4 Parking
Property details
Property
- Property Type
- Triplex
- Style
- 2-Storey
- Community
- East M
- Municipality
- London East
Building
- Size
- 1100-1500 sqft
- Building Age
- 100+
- Construction
- Brick
Inside
- Bedrooms
- 4
- Bathrooms
- 3
- Bathroom Details
- 1 × 4pc Main, 1 × 4pc 2nd, 1 × 4pc Bsmt
- Basement Type
- Apartment
- Kitchens
- 3
Parking
- Driveway
- Reserved/Assigned
- Garage Type
- None
- Additional Parking
- 4
- Total Parking
- 4
Utilities
- Water
- Municipal
- Cooling
- None
- Heating Type
- Baseboard
Land
- Sewer
- Sewers
- Frontage
- 37.09 ft
- Depth
- 168.63 ft
- Lot Size
- 37.09 x 168.63 ft
Additional
- Foundation
- Block
- Roof
- Asphalt Shingle
- Fireplace
- No
- Pool
- None
- Den
- Yes
- Family room
- Yes
- Extras
- 3 Stove, 3 Refrigerator, Washer, Dryer
Rooms
| Room | Size | Features | Level |
|---|---|---|---|
| Living | 3.0 × 4.7 m | — | Main |
| Br | 3.2 × 3.3 m | — | Main |
| Kitchen | 2.8 × 3.3 m | — | Main |
| Br | 3.0 × 3.6 m | — | 2nd |
| Br | 3.0 × 3.6 m | — | 2nd |
| Kitchen | 2.6 × 3.0 m | — | 2nd |
| Office | 3.0 × 3.3 m | — | 2nd |
| Br | 2.7 × 3.2 m | — | Bsmt |
| Living | 3.6 × 2.9 m | — | Bsmt |
| Kitchen | 2.4 × 2.9 m | — | Bsmt |
Listing history
Buy/sell history for 1071.5 Florence St, London East, 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 | $549,900 | N/A | For Sale | X13589054 |
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
- $109,980
- Total mortgage amount
- $439,920
- Total interest payment
- $312,780
- Total purchase cost
- $862,680
- Mortgage payment
- $2,509/mo
Cash Flow Analysis
If you rented this home out at 20% down
Break-even down payment
27%Monthly carrying cost
$2,735- Rent $2,500
- Shortfall $235
Rental income opens at $2,500, the median asking rent of 17 comparable homes for lease in London East. 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
- $7,473
- Total land transfer tax
- $7,473
- First-time buyer rebates (Ontario up to $4,000)
- −$4,000
- Total for first-time buyers
- $3,473
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 $549,900
- $2,998
- Ontario total
- $7,473
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
- 6,254 sq ft581 m²
- Street frontage
- 37.09 ft11.3 m
- Depth
- 168.63 ft51.4 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 GeoWarehouse.
Land and environment
Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.
Water and conservation3
- No mapped wetland within 120 m120 m
- No water-supply well recorded within 250 m14 test or monitoring holes also recorded.250 m
- Groundwater recorded about 3.6 m below ground nearbyThe middle water level in the well records within 500 m (82 records). It changes with the season and from spot to spot.500 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: 5.8 km5.8 km
Province of Ontario open data
Around the home1
- Nearest rail line: 100 m100 m
Province of Ontario 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 Ramsden Industries Ltd., 1.0 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 London Hydro Inc.At the address
- Wired internet 50/10 Mbps or faster is listed at a household 70 m awayFixed wireless 50/10 Mbps or faster. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (70 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.70 m
- Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Bell, Rogers, Start Communications. Cable: Rogers. DSL: Bell. Fixed wireless: Bell, Execulink, Rogers, Xplore. 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, Upper Thames River Conservation Authorityor the record’s publisher.
Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – Ontario.
The market
Market area · filters apply to the charts below
The street
Map and tour
Schools nearby
| Elementary | Type | Distance | EQAO average 2024–25 |
|---|---|---|---|
| Académie de la TamiseConseil scolaire Viamonde | French-language public · grades JK–6 | 1 km | 92%Grade 6 average |
| Trafalgar Public SchoolThames Valley DSB | Public · grades JK–8 | 1.2 km | 35%Grade 6 average |
| Ealing Public SchoolThames Valley DSB | Public · grades JK–8 | 1.6 km | 63%Grade 3 average |
| Blessed Sacrament Separate SchoolLondon District Catholic School Board | Catholic · grades JK–8 | 1.7 km | 77%Grade 6 average |
| Secondary | Type | Distance | Grade 9 math 2024–25 |
|---|---|---|---|
| B Davison Secondary School Secondary SchoolThames Valley DSB | Public · grades 9–12 | 1.6 km | — |
| H B Beal Secondary SchoolThames Valley DSB | Public · grades 9–12 | 1.9 km | 56%Grade 9 math |
| John Paul II Catholic Secondary SchoolLondon District Catholic School Board | Catholic · grades 9–12 | 2.2 km | 44%Grade 9 math |
| École secondaire catholique Monseigneur-BruyèreConseil scolaire catholique Providence | French-language Catholic · grades 9–12 | 3.2 km | 57%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 East M are shown to signed-in members.