Bungalow Duplex and Coach House Opportunity in St. Catharines (Minutes To Lake Ontario!) Assigned

  • $499,999
  • 6 beds
  • 2 baths
  • 1212 sqft

This detached, all-brick bungalow is located in a sought-after neighbourhood in the North part of St. Catharines, within a stone’s throw of Lake Ontario. There’s very little inventory in this area and this 1,200+ sq ft house comes with 6 bedrooms, a full basement, and a 647 sq ft garage with water, sewer, hydro, and gas services! This is a top notch location in the ‘Garden City’ – walking distance from Sunset Beach, Port Weller Beach, parks, schools, and Welland Canal. This property is also on a double lot!! Builders, Investors, Flippers, make your offer!!

We are selling our assignable purchase contract.

Closing is February 18th, 2021

WHAT are the options with this property?

Current St. Catharines zoning bylaw for this property allows a duplex, an interior accessory dwelling unit, or a detached accessory dwelling (ie. coachhouse). Please see a breakdown of options below.Duplex: The lot width currently meets the duplex zoning bylaws, but the lot area does not. However, the Investor could apply for a minor variance. If a minor variance is granted, the FULL basement could be used as a duplex unit. We also believe that a detached accessory dwelling (coachhouse) may be allowed in addition, once the house is a duplex.

Interior Accessory Dwelling Unit: This property currently meets the requirement for an interior accessory dwelling unit in the basement. Unlike a duplex, an interior accessory dwelling unit can only cover 40% of the principal dwelling or 60 sq m (whichever is less). If the Investor wanted to go this route, they could create a new 645 sq ft unit in the basement and add a second staircase to join the other basement area to the upstairs unit.

Detached Accessory Dwelling: The 647 sq ft garage can be rented out as a storage space or workshop with minimal setup costs. The Investor could also convert the garage into a 1 or 2 bedroom, detached accessory dwelling.

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Due to Bill 108 passing, every city will be required to allow 3 units on a property. This will allow the full sq ft of the basement to be used as a unit without a minor variance, but it may take a couple of years for the bylaws to be updated to reflect Bill 108.

Below are some options that the Investor could choose right away:

Option 1: The Investor could be to turn the garage into a detached accessory dwelling (coachhouse) now and rent the entire house as one single-family unit. When the bylaws are updated, the Investor will be able to turn the full basement into a third unit.

Option 2: The Investor could turn 645 sq ft of the basement into a unit and rent out the garage as a workshop. Once the bylaws are updated, it will be easy for the Investor to evict the workshop tenants as they are not protected by the RTA. After the eviction, the Investor will be able to convert the garage into a detached accessory dwelling (coachhouse). 

Option 3: The Investor could go the minor variance route, turn the house into a duplex, and then convert the garage into a coachhouse.

Option 4: For the Investor who does not want to convert the garage into a coachhouse, they are able to get excellent rent for a large garage with electricity and heat.

**Buyer to verify possibility for any/all options.**
PROPERTY FEATURES
  • This property is the perfect opportunity for a duplex and coachhouse! (Buyer to verify)
  • Only a 5 minute walk to a large beach!
  • 3+3 bedrooms
  • 2 full bathrooms (one on each floor)
  • Built in 1965
  • Above grade: 1212 sq ft
  • Basement: 1212 sq ft
    • Separate entrance
    • Ceiling height (floor to drywall) is approximately 7 feet (some bulkheads are around 6’2’’)
    • Master bedroom has a walk-in closet
    • Plumbing stack in the family room (useful if adding a kitchen)
  • Kitchen includes eat-in area and sliding glass doors to backyard
  • Open concept on main floor
  • House is separately wired (as per Seller)
    • Buyer needs to add a second hydro meter
  • 100 AMP breaker panel
  • New HE gas furnace (owned) comes with 2 year warranty, per Seller
  • HWT is rented
  • Central AC is working but is an older unit
  • Roof is approximately 4-years-old (as per Seller)
  • Large, wrap-around cedar deck in backyard
  • House is waterproofed with weeping tile (as per old listing)
  • Private driveway fits 5-6 cars and is double wide
  • 2-car, detached garage (brick and vinyl siding)
    • 647 sq ft
    • Includes regular door to the right of car door
    • Includes workshop, gas furnace, hydro, and sewer
  • Zoning: R2
  • Lot size: 60 ft x 95.07 ft

PROPERTY NEEDS

  • Cosmetic updating
  • Option to convert basement into secondary unit
  • Option to convert garage into a coachhouse
  • Ceiling in kitchen and corner of one bedroom has some water damage. The roof was replaced 4-years-ago so we don’t believe it needs to be changed. This is likely due ice damming or clogged eavestroughs overflowing. (Buyer to verify)
Price:
$499,999
Address:
Bogart St & Grandview Dr
St. Catharines, ON
Square Feet:
1212
Lot Size:
60 ft x 95.07 ft
Bedrooms:
6
Bathrooms:
2
Terms:
Assignment of Contract
Property Type:
Home
Year Built:
1965

Call (647) 400-2093 for more details

Property Location