Property Overview: 456 Country Club Boulevard

Key Characteristics & Appeal

This one-storey home on a mature, tree-lined boulevard in Kirkfield presents a straightforward opportunity. Built in 1956, it sits on a roughly 6,000 sqft lot, with a living area of 1,228 sqft, a detached garage, and an unrenovated basement. The data reveals a nuanced position: while its living and land space are generally average for the area, its assessed value is notably below average for both the street and the neighbourhood. This suggests a property that may be priced for its condition rather than its location, offering a value proposition relative to its surroundings.

Its primary appeal lies in its potential. The below-average assessment, combined with the solid lot size and the desirable boulevard location, creates a canvas for a buyer looking to add value through updates. It suits a practical buyer—perhaps a first-time homeowner comfortable with a project, an investor, or someone seeking an entry point into a established neighbourhood without a premium price tag. The single-storey layout also appeals to those looking for long-term accessibility. A less obvious perspective is its appeal to a buyer who values statistical opportunity; the numbers indicate you are acquiring a property positioned below its immediate peer group, which can be a strategic starting point.

Frequently Asked Questions

1. What does "below average assessed value" really mean for a buyer?
It indicates the city's tax assessment is lower than most comparable homes nearby. This often reflects the home's current condition and lack of renovation relative to neighbours, not necessarily the land or location value. It can mean lower property taxes initially, but also signals that updates are likely needed.

2. Is the unrenovated basement finished or usable?
The listing specifies it is "not renovated." This typically means it is in original, possibly unfinished or partly finished, condition. It presents both a blank space for customization and a likely project, requiring inspection for moisture, insulation, and foundational integrity.

3. Who would this floor plan suit best?
The one-storey (bungalow) design is ideal for those seeking minimal stairs, such as young families, empty-nesters, or individuals planning for aging in place. The layout likely concentrates all main living areas on a single level, with the basement offering expansion potential.

4. How does the sold price history help determine current value?
The last recorded sale was in September 2022 for an estimated $22.5k-$25.5k. This provides a recent benchmark, but market conditions have shifted since. A current valuation must consider today's market rates, the home's condition, and the below-average assessment relative to 2025 neighbourhood prices.

5. What are the immediate considerations for maintenance or updates?
Given the age (70 years), priority should be given to major systems: roof, plumbing, electrical, and heating. The basement condition and any required waterproofing are also key. The detached garage may need evaluation. Cosmetic updates are secondary to ensuring these fundamental elements are sound.