Jordan Avery
Northpoint Realty Inc., Brokerage · (905) 555-0142 · [email protected]
LociAIwww.LociAI.ca
Be the agent investors rely on.

Ontario investor scan — Q2 2026

Generated 2026-06-25, 9:10:00 a.m. · Investment freehold & land · province-wide · up to $1,900,000
11
listings analyzed
6
new this run
5
worth showing (7+)
⚠ 2 of 11 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 Loci Comp Value) and Income (cap rate) — never a black box.
Loci Comp Value (Loci CV)
LociAI's comps-anchored value estimate, adjusted for this property — a smarter low–high benchmark to weigh the asking price against, not an appraisal or a predicted sale price.
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.
Sort Filter
9 47 Stinson Street Stinson · MLS X8841290 NEW Detached Partial reno mkt ↑ 3.1% Strong buy Strong asset, priced below comps $619,000 Loci CV $675,000 8.3% below Loci CV
List price
$619,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$675,000
$648,000 – $702,000
Quality
Merit 9/10
Price
8.3% below Loci CV
Income
Cap rate ~4.3%
Beds / Baths
3 / 2
Sqft · Lot
1,480 · 30 x 110
DOM
6
Age
—
Zoning
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
C · Residential
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of Hamilton
Status
For Sale
Comp confidence: high (4 comps · newest Apr 2026)  ·  Analysis: high

Estimated rent (MLS lease comps) Comp-derived range from closed MLS leases — not a projection.

$3,200–$3,600/mo · 7 lease comps · high confidence

Why this score

Turnkey Partial reno in solid shape — updated kitchen and main bath, newer roof. Deep comp support (four Partial/Full sales within 3 months). Comp-supported rent gives a healthy ~6.6% gross yield for a freehold, and a six-day DOM signals a fresh, well-presented listing.

Renovation

Updated kitchen and main bath (~3 yrs), refinished original hardwood, newer roof. Largely turnkey; ~$15K cosmetic to finish basement.

Location

local road · near major transit · transit 380m · park 140m

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Priced below Loci Comp Value — likely competitive
  • asking price is below the Loci Comp Value — expect competing interest

Conservation authority

Not in a flood/regulated area (Hamilton Conservation Authority)

Comparable sales

AddressSold priceSold dateRenoSqftLot
52 Stinson Street$678,000Apr 2026Partial1,50030 x 108
19 Glassco Ave$705,000Mar 2026Full1,56031 x 110
88 Erie Ave$661,000Feb 2026Partial1,43029 x 110
7 Province St S$669,000Mar 2026Original1,41030 x 105
Realtor Remarks — the listing agent's own words
Welcome to 47 Stinson Street — a beautifully updated 3-bedroom home in one of Hamilton's most sought-after neighbourhoods.

The main floor features a renovated kitchen, refinished hardwood, and abundant natural light. Steps to transit, parks, and downtown amenities. Move-in ready with room to add value in the basement.
Listing courtesy of EXAMPLE REALTY INC., BROKERAGE.
8 215 Drew Street Central · MLS E9120347 NEW Detached Original reno mkt ↑ 2.2% Strong buy Strong asset, priced below comps $540,000 Loci CV $610,000 11.5% below Loci CV
List price
$540,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$610,000
$580,000 – $638,000
Quality
Merit 8/10
Price
11.5% below Loci CV
Income
Cap rate ~4%
Beds / Baths
3 / 1
Sqft · Lot
1,250 · 33 x 120
DOM
21
Age
—
Zoning
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
R1 · Residential
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of Oshawa
Status
For Sale
Comp confidence: medium (3 comps · newest Apr 2026)  ·  Analysis: high

Estimated rent (MLS lease comps) Comp-derived range from closed MLS leases — not a projection.

$2,600–$2,900/mo · 5 lease comps · medium confidence

Why this score

Solid bones, fully original interior — a value-add play where a cosmetic-plus-systems refresh lifts toward the renovated-comp band. 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 Photo-based observations only — not an inspection. Confirm with a qualified professional.

  • 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.

Location

local road · transit 210m · rail 540m · park 300m

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Priced below Loci Comp Value — likely competitive
  • asking price is below the Loci Comp Value — expect competing interest

Conservation authority

Not in a flood/regulated area (Central Lake Ontario Conservation Authority)

Listing claims The realtor's wording claims or pitches something the structured MLS data does not confirm. Advisory only — does not affect the score.

The listing pitches "great in-law suite potential," but the MLS data shows no separate entrance or second kitchen — treat the suite as speculative until you confirm it in person.

Comparable sales

AddressSold priceSold dateRenoSqftLot
188 Drew Street$585,000Apr 2026Original1,23033 x 118
40 Elgin St E$598,000Mar 2026Original1,28034 x 120
77 Olive Ave$632,000Feb 2026Full1,30033 x 122
8 0 Cedar Street Simcoe · MLS X9988777 Vacant Land land mkt → 0.8% Strong buy Strong asset $289,000 Loci CV No Comps
List price
$289,000
the asking price
Loci Comp Value For land, LociAI values by the ACRE: the median $/acre of recent sold land comps of the SAME class (farm-class and vacant-class sales are never mixed — they trade an order of magnitude apart) and of broadly similar size, times this parcel's acreage. The range is the comp pool's middle spread. A benchmark for the ask — not an appraisal; land is heterogeneous, so walk the property.
No Comps
not enough comparable sales to anchor a value
Quality
Merit 8/10
No photos
Acreage
0.25 ac
Asking $/acre
$1,156,000/ac
Frontage · Road
20 m · local
DOM
41
Soil From the provincial Soil Survey Complex at this location — SURVEY scale, not field scale (the dominant mapped soil component; verify with an on-site test). Canada Land Inventory class 1 is the best agricultural capability, 7 the poorest; "organic" (muck/peat) soils are unrated.
Not CLI-classified
Drainage · Texture
—
Tile drainage OMAFRA-mapped agricultural tile drainage. Mapping is known-incomplete: "none mapped" means no RECORDED tile system here, not proof the field is untiled — ask for the seller's tile maps.
None mapped
Dwelling
None
Zoning
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Governed by Comprehensive Zoning By-law 1-Z-2014. Read it ↗
Confidence: high — Zoning confirmed for this parcel.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
RESIDENTIAL R1 ZONE · Residential
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. Governed by Comprehensive Zoning By-law 1-Z-2014 (https://www.norfolkcounty.ca/business-building-and-development/planning-and-development/zoning/). This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
Norfolk County
Status
For Sale
Comp confidence: low (0 comps · newest Apr 2026)  ·  Analysis: medium
No Loci CV

Carrying cost (from MLS) MLS-reported property tax for this parcel — the holding cost of owning it. Confirm with the municipality; a farm or managed-forest class may be assessed differently.

Property tax: $1,180/yr (2025 assessment)

Why this score

Land score 8/10. inside a settlement boundary, residential zoning, road frontage — developable now, the land value the score is built around; confirm services at the lot line with the municipality.

Location

local road

Conservation authority

Not in a flood/regulated area (Long Point Region Conservation Authority)

Wells & pits nearby From Ontario's public petroleum-well and aggregate-licence registries, measured from this listing's address point. ADVISORY — it does not affect the score. Distance is to the ADDRESS POINT, not to the property boundary, so a well or pit shown here may sit on neighbouring land. Confirm anything material with the Ontario Oil, Gas and Salt Resources registry or the municipality.

Active licensed aggregate pit — 212 m away (Simcoe Pit)

Development potential Scored on the deterministic land model. Settlement position is the value keystone for ALL land — inside a boundary (from the municipal zoning map) is developable now; right against it is 5–10-year potential; anything else will likely stay farmland, and farm rents don't pencil on farm prices. Soil/tile refine the score within those bands. When the location can't be corroborated, the parcel is scored as outside any boundary and flagged.

Settlement area: inside

Comparable sales

Regional land sales — no sold vacant land in Norfolk County in this window. Shown as market context; they did not set a value for this property.
AddressSold priceSold dateRenoSqftLot
3 Cayuga Street · Haldimand County$176,000Apr 2026——≈0.25 ac
49 Ellis Street · Haldimand County$189,000Mar 2026——≈0.33 ac
0 Ouse Street · Haldimand County$121,000Feb 2026——≈0.17 ac
8 318 Egerton Street Old East Village · MLS X9455102 NEW Triplex Full reno rent-control exempt mkt ↑ 1.9% Fair buy Strong asset, priced in line with comps $1,140,000 Loci CV $1,185,000 3.8% below Loci CV
List price
$1,140,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$1,185,000
$1,120,000 – $1,250,000
Price per door Asking (or sold) price divided by the number of units — the headline metric multi-residential investors compare buildings on. The unit count comes from the listing class (duplex = 2, triplex = 3, fourplex = 4); for 5+ unit buildings it is read from the listing description when stated, otherwise shown as an assumed minimum of 5.
$380,000
3 units · Loci CV $395,000/door
Est. gross rent (all units) Estimated gross rent for ALL units, from closed MLS lease comps applied per unit (the unit mix is approximated from total bedrooms ÷ units — verify against the actual rent roll; in-place rents on long tenancies often sit below market). GRM = price ÷ estimated annual gross rent: lower means more rent per purchase dollar. Not underwriting — a screening multiple.
$6,000/mo
GRM ~15.8 · closed lease comps, unit mix approximated
Quality
Merit 8/10
Price
3.8% below Loci CV
Income
Cap rate ~4.1%
Units Asking (or sold) price divided by the number of units — the headline metric multi-residential investors compare buildings on. The unit count comes from the listing class (duplex = 2, triplex = 3, fourplex = 4); for 5+ unit buildings it is read from the listing description when stated, otherwise shown as an assumed minimum of 5.
3 units
Price per door
$380,000
Lot
40 x 132
Taxes
$6,840/yr (2025)
Beds / Baths (building)
6 / 3
Sqft (building)
3,300
DOM
18
Age
5 years old (built 2021)
Zoning
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
R3-1 · Residential
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of London
Status
For Sale
Comp confidence: medium (3 comps · newest Apr 2026)  ·  Analysis: high

Est. gross rent — all units (MLS lease comps) Estimated gross rent for ALL units, from closed MLS lease comps applied per unit (the unit mix is approximated from total bedrooms ÷ units — verify against the actual rent roll; in-place rents on long tenancies often sit below market). GRM = price ÷ estimated annual gross rent: lower means more rent per purchase dollar. Not underwriting — a screening multiple.

$5,700–$6,300/mo building total · 6 lease comps · medium confidence

Operating costs (from MLS) MLS-reported figures — pre-fill defaults for the cash-flow calculator; confirm and override with your own numbers.

Property tax: $6,840/yr (2025 assessment)

Why this score

Priced under the area multi-res pool per door with a healthy gross rent multiple on comp-supported rents. Post-2018 build means every unit is exempt from the rent-increase guideline, and at three units it still finances as a residential mortgage — a deeper resale pool than 5+ buildings.

Renovation

Purpose-built — modern kitchens and baths in all three units; nothing to do.

Location

local road · near major transit · transit 190m · park 260m

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Priced below Loci Comp Value — likely competitive
  • asking price is below the Loci Comp Value — expect competing interest

Conservation authority

Not in a flood/regulated area (Upper Thames River Conservation Authority)

Comparable sales

AddressSold priceSold dateRenoSqftLot
25 Ormsby Street$1,215,000Apr 2026Full3,40041 x 130
590 Dundas Street$1,150,000Mar 2026Partial3,15038 x 125
77 Adelaide St N$1,248,000Feb 2026Full3,52042 x 135
Realtor Remarks — the listing agent's own words
Purpose-built triplex (2021) — three self-contained 2-bedroom units, each with in-suite laundry and separate hydro meters. Fully tenanted; set rents at market on turnover.
7 88 Hillsview Drive Mill Pond · MLS N1234567 Detached Partial reno mkt → 0.4% Fair buy Strong asset, priced below comps $1,189,000 Loci CV $1,265,000 6.0% below Loci CV
List price
$1,189,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$1,265,000
$1,215,000 – $1,315,000
Quality
Merit 7/10
Price
6% below Loci CV
Income
Cap rate ~2.4%
Beds / Baths
3 / 2
Sqft · Lot
1,650 · 50 x 120
DOM
9
Age
—
Zoning
Centres and Corridors — City of Richmond Hill
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Governed by Comprehensive Zoning By-law 93-25. Read it ↗
⚠ By-law 93-25 is under Ontario Land Tribunal appeal — the former By-law 313-96 still governs many properties.
Confidence: medium — Zoning likely correct, with one caveat — the by-law does not cover the whole municipality — another may govern this property.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
R1 · Residential
Centres and Corridors Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. Governed by Comprehensive Zoning By-law 93-25 (https://www.richmondhill.ca/en/zone-richmond-hill.aspx). ⚠ By-law 93-25 is under Ontario Land Tribunal appeal — the former By-law 313-96 still governs many properties. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of Richmond Hill
Status
For Sale
Comp confidence: medium (3 comps · newest Feb 2026)  ·  Analysis: high

Estimated rent (MLS lease comps) Comp-derived range from closed MLS leases — not a projection.

$3,400–$3,800/mo · 6 lease comps · high confidence

Why this score

Strong asset profile — updated kitchen and bath, good bones, unfinished basement upside. Income is the weak leg: GTA freehold cap rates run thin here, 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

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Priced below Loci Comp Value — likely competitive
  • asking price is below the Loci Comp Value — expect competing interest

Conservation authority

Not in a flood/regulated area (Toronto and Region Conservation Authority)

Comparable sales

AddressSold priceSold dateRenoSqftLot
64 Hillsview Drive$1,295,000Jan 2026Full1,72050 x 118
12 Pemberton Rd$1,240,000Feb 2026Partial1,60050 x 120
210 Mill St$1,255,000Dec 2025Original1,58048 x 120
6 23 Raglan Road Williamsville · MLS X8456120 NEW Detached Partial reno mkt ↑ 1.9% Fair buy Solid asset, priced below comps $720,000 Loci CV $765,000 5.9% below Loci CV
List price
$720,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$765,000
$735,000 – $795,000
Quality
Merit 6/10
Price
5.9% below Loci CV
Income
Cap rate ~3.1%
Beds / Baths
3 / 2
Sqft · Lot
1,520 · 35 x 100
DOM
14
Age
—
Zoning
Zoning could not be confirmed for this address — municipality not yet curated.
Confidence: unknown — Zoning unknown — we have not yet curated zoning data for City of Kingston.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Unavailable — municipality not yet curated
Not confirmed — municipality not yet curated. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of Kingston
Status
For Sale
Comp confidence: medium (3 comps · newest Apr 2026)  ·  Analysis: medium
Non-authoritative zoning — verify Conservation authority not yet curated — verify

Estimated rent (MLS lease comps) Comp-derived range from closed MLS leases — not a projection.

$2,700–$3,000/mo · 5 lease comps · medium confidence

Why this score

Solid asset with comp-supported rent that pencils to a respectable yield for a secondary market; 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

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Priced below Loci Comp Value — likely competitive
  • asking price is below the Loci Comp Value — expect competing interest

Conservation authority

Not confirmed — conservation authority not yet curated (Cataraqui Region Conservation Authority)

Comparable sales

AddressSold priceSold dateRenoSqftLot
40 Raglan Road$758,000Apr 2026Partial1,50035 x 100
12 Nelson St$772,000Mar 2026Full1,56036 x 102
88 Victoria St$749,000Feb 2026Original1,48034 x 98
6 2280 Villa Nova Road Waterford · MLS X9988779 NEW Farm Dated reno land mkt → 0.4% Weak buy Solid asset, but priced above comps $1,650,000 Loci CV $1,520,000 8.6% above Loci CV
List price
$1,650,000
the asking price
Loci Comp Value For land, LociAI values by the ACRE: the median $/acre of recent sold land comps of the SAME class (farm-class and vacant-class sales are never mixed — they trade an order of magnitude apart) and of broadly similar size, times this parcel's acreage. The range is the comp pool's middle spread. A benchmark for the ask — not an appraisal; land is heterogeneous, so walk the property.
$1,520,000
Land $860,000 ($21,500/ac × 40 ac, 4 sales) + dwelling $660,000 (5 detached sales) · $1,360,000 – $1,690,000
Quality
Merit 6/10
Price
8.6% above Loci CV
Acreage
50 ac
Asking $/acre
$33,000/ac
Frontage · Road
402 m · rural
DOM
34
Soil From the provincial Soil Survey Complex at this location — SURVEY scale, not field scale (the dominant mapped soil component; verify with an on-site test). Canada Land Inventory class 1 is the best agricultural capability, 7 the poorest; "organic" (muck/peat) soils are unrated.
CLI class 2 · Tavistock Loam
Drainage · Texture
Imperfect · loam
Tile drainage OMAFRA-mapped agricultural tile drainage. Mapping is known-incomplete: "none mapped" means no RECORDED tile system here, not proof the field is untiled — ask for the seller's tile maps.
Systematic (2012)
Dwelling
4 bd / 2 ba
Zoning
Agricultural. Farming and rural uses. New lots and additional dwellings are usually tightly restricted.
Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
AGRICULTURAL ZONE · Agricultural
Agricultural. Farming and rural uses. New lots and additional dwellings are usually tightly restricted. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
Norfolk County
Status
For Sale
Comp confidence: medium (9 comps · newest Apr 2026)  ·  Analysis: medium

Why this score

Land score 6/10 (agricultural quality, deterministic). CLI class 2 soil, systematically tiled, no development path (far from any settlement boundary) — a solid working farm carrying a liveable farmhouse. The Loci CV is a composite: the workable land plus the house, valued separately because no whole-farm sales are available to compare against.

Agricultural quality From the provincial Soil Survey Complex at this location — SURVEY scale, not field scale (the dominant mapped soil component; verify with an on-site test). Canada Land Inventory class 1 is the best agricultural capability, 7 the poorest; "organic" (muck/peat) soils are unrated. OMAFRA-mapped agricultural tile drainage. Mapping is known-incomplete: "none mapped" means no RECORDED tile system here, not proof the field is untiled — ask for the seller's tile maps.

Soil: CLI class 2 prime (class 1–3) · Tavistock Loam (dominant 75% of the mapped complex)  ·  Imperfect drainage, loam  ·  Tile-drained (systematic, 2012)

Renovation

Farmhouse is dated but sound — original kitchen and baths, updated roof and windows. Liveable; budget a cosmetic refresh.

Location

rural road

Conservation authority

Not in a flood/regulated area (Long Point Region Conservation Authority)

Development potential Scored on the deterministic land model. Settlement position is the value keystone for ALL land — inside a boundary (from the municipal zoning map) is developable now; right against it is 5–10-year potential; anything else will likely stay farmland, and farm rents don't pencil on farm prices. Soil/tile refine the score within those bands. When the location can't be corroborated, the parcel is scored as outside any boundary and flagged.

Settlement area: far

Comparable sales

"Dwelling comp" rows are detached sales across Norfolk County that valued the HOUSE component of the composite value; the other rows are the land sales.
AddressSold priceSold dateRenoSqftLot
1290 Concession 12 Townsend$840,000Apr 2026——≈39 ac
905 Windham Road 9$910,000Feb 2026——≈43 ac
112 Thompson Road Dwelling comp$645,000Mar 2026Dated1,6800.6 ac
84 Nixon Road Dwelling comp$690,000Feb 2026Partial1,7400.9 ac
5 142 Dundas Street West Cooksville · MLS W7654321 Semi-Detached Original reno arterial road CA regulated ⚠ old electrical mkt ↓ 1.8% Weak buy Solid asset, but priced above comps $999,000 Loci CV $945,000 5.7% above Loci CV
List price
$999,000
the asking price
Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
$945,000
$905,000 – $985,000
Quality
Merit 5/10
Price
5.7% above Loci CV
Beds / Baths
3 / 1
Sqft · Lot
1,200 · 30 x 100
DOM
47
Age
—
Zoning
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
RM4 · Residential
Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
Municipality
City of Mississauga
Status
For Sale
Comp confidence: low (2 comps · newest Feb 2026)  ·  Analysis: medium
Thin or uncertain comps

Estimated rent (MLS lease comps)

Not comp-supported — no lease comps within range — rent not comp-supported (disclosed, not estimated)

Why this score

Original condition against mostly renovated comps, plus an arterial-frontage marketability haircut. With no comp-supported rent, the income leg is n/a — asset quality alone lands a Weak buy.

Renovation

Largely original; dated kitchen and baths.

⚠ Items to verify at showing Photo-based observations only — not an inspection. Confirm with a qualified professional.

  • 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.

Location

arterial road · near major transit · transit 250m · rail 620m

Pricing intelligence · advisory Advisory signals from MLS listing history — never part of the investment score.

Motivated seller
  • As-is/investor listing

Market context Area analytics from MLS active/sold data — advisory, not part of the score.

Buyer's market · 7.4 mo of inventory · selling at 97.2% of ask · $/sqft ↓1.5% (3mo)

Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

Data suggests room below ask

    Conservation authority

    In a conservation-authority regulation limit — Regulation Limit (watercourse setback) (Credit Valley Conservation)

    Comparable sales

    AddressSold priceSold dateRenoSqftLot
    98 Hillcrest Ave$935,000Feb 2026Original1,18030 x 100
    7 Camilla Rd$962,000Feb 2026Partial1,25032 x 100
    5 0 Concession 7 Road Norfolk County · MLS X9988776 NEW Farm land mkt → 0.5% Fair buy Solid asset, priced in line with comps $11,500,000 Loci CV $11,700,000 ≈ at Loci CV
    List price
    $11,500,000
    the asking price
    Loci Comp Value For land, LociAI values by the ACRE: the median $/acre of recent sold land comps of the SAME class (farm-class and vacant-class sales are never mixed — they trade an order of magnitude apart) and of broadly similar size, times this parcel's acreage. The range is the comp pool's middle spread. A benchmark for the ask — not an appraisal; land is heterogeneous, so walk the property.
    $11,700,000
    $47,190/ac × 248 ac · 8 same-class land sales · $10,900,000 – $12,400,000
    Quality
    Merit 5/10
    Price
    1.7% below Loci CV
    No photos
    Acreage
    248 ac
    Asking $/acre
    $46,383/ac
    Frontage · Road
    823 m · rural
    DOM
    73
    Soil From the provincial Soil Survey Complex at this location — SURVEY scale, not field scale (the dominant mapped soil component; verify with an on-site test). Canada Land Inventory class 1 is the best agricultural capability, 7 the poorest; "organic" (muck/peat) soils are unrated.
    CLI class 1 · Harriston Silt Loam
    Drainage · Texture
    Well · silt loam
    Tile drainage OMAFRA-mapped agricultural tile drainage. Mapping is known-incomplete: "none mapped" means no RECORDED tile system here, not proof the field is untiled — ask for the seller's tile maps.
    Systematic (2009)
    Dwelling
    None
    Zoning
    Agricultural. Farming and rural uses. New lots and additional dwellings are usually tightly restricted.
    Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
    This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
    AGRICULTURAL ZONE · Agricultural
    Agricultural. Farming and rural uses. New lots and additional dwellings are usually tightly restricted. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
    Municipality
    Norfolk County
    Status
    For Sale
    Comp confidence: medium (8 comps · newest Apr 2026)  ·  Analysis: medium

    Carrying cost (from MLS) MLS-reported property tax for this parcel — the holding cost of owning it. Confirm with the municipality; a farm or managed-forest class may be assessed differently.

    Property tax: $9,240/yr (2025 assessment)

    Why this score

    Land score 5/10 (agricultural quality, deterministic). no settlement boundary nearby, agricultural zoning, CLI class 1 soil, tile-drained (mapped) — the best farmland tops out mid-scale without a development path: held for cash rent alone, farm rents do not pencil on farm prices.

    Agricultural quality From the provincial Soil Survey Complex at this location — SURVEY scale, not field scale (the dominant mapped soil component; verify with an on-site test). Canada Land Inventory class 1 is the best agricultural capability, 7 the poorest; "organic" (muck/peat) soils are unrated. OMAFRA-mapped agricultural tile drainage. Mapping is known-incomplete: "none mapped" means no RECORDED tile system here, not proof the field is untiled — ask for the seller's tile maps.

    Soil: CLI class 1 prime (class 1–3) · Harriston Silt Loam (dominant 80% of the mapped complex)  ·  Well drainage, silt loam  ·  Tile-drained (systematic, 2009)

    Location

    rural road

    Conservation authority

    Not in a flood/regulated area (Long Point Region Conservation Authority)

    Wells & pits nearby From Ontario's public petroleum-well and aggregate-licence registries, measured from this listing's address point. ADVISORY — it does not affect the score. Distance is to the ADDRESS POINT, not to the property boundary, so a well or pit shown here may sit on neighbouring land. Confirm anything material with the Ontario Oil, Gas and Salt Resources registry or the municipality.

    2 petroleum wells within 100 m — nearest 61 m (Natural Gas Well · Abandoned Well)

    Development potential Scored on the deterministic land model. Settlement position is the value keystone for ALL land — inside a boundary (from the municipal zoning map) is developable now; right against it is 5–10-year potential; anything else will likely stay farmland, and farm rents don't pencil on farm prices. Soil/tile refine the score within those bands. When the location can't be corroborated, the parcel is scored as outside any boundary and flagged.

    Settlement area: far  ·  Severance potential Lot exceeds 2× the AGRICULTURAL ZONE minimums (40 ha / 30 m frontage; Norfolk 1-Z-2014 §12.1.2) — may support severance; verify with the municipality. Advisory only — consent depends on legal-lot status, access, servicing and Official Plan policy, none of which are assessed here.

    Comparable sales

    AddressSold priceSold dateRenoSqftLot
    1372 Concession 8 Townsend$9,800,000Apr 2026——≈212 ac
    501 Concession 2 Road$8,400,000Mar 2026——≈179 ac
    141 Highway 24$12,600,000Jan 2026——≈271 ac
    4 64 Orenda Court Northgate · MLS W9087612 Detached Partial reno RSC on file mkt → 0.2% Weak buy Weaker asset, but priced in line with comps $880,000 Loci CV $870,000 ≈ at Loci CV
    List price
    $880,000
    the asking price
    Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
    $870,000
    $835,000 – $905,000
    Quality
    Merit 4/10
    Price
    1.1% above Loci CV
    Income
    Cap rate ~2.7%
    Beds / Baths
    4 / 2
    Sqft · Lot
    1,850 · 40 x 105
    DOM
    38
    Age
    —
    Zoning
    Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
    Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
    This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
    R2 · Residential
    Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
    Municipality
    City of Brampton
    Status
    For Sale
    Comp confidence: low (2 comps · newest Mar 2026)  ·  Analysis: low
    Environmental overhang — verify with MECP registry

    Estimated rent (MLS lease comps) Comp-derived range from closed MLS leases — not a projection.

    $2,900–$3,200/mo · 4 lease comps · medium confidence

    Why this score

    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

    kitchen, otherwise dated. Functional but no standout upside.

    Location

    collector road · transit 600m · storm-water pond 220m

    Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

    Priced near Loci Comp Value

      Conservation authority

      Not in a flood/regulated area (Toronto and Region Conservation Authority)

      Record of Site Condition Filed in the Ontario MECP registry — flags prior environmental remediation on or near the parcel. Review the registry entry.

      RSC based on Phase One and Two ESAs · ~95m away · #B-217-9908471

      Comparable sales

      AddressSold priceSold dateRenoSqftLot
      21 Orenda Court$872,000Mar 2026Partial1,82040 x 105
      9 Havelock Dr$864,000Feb 2026Original1,79040 x 100
      2 5 Heritage Lane Old Aurora · MLS N2468013 Detached Original reno ⚠ heritage ⚠ floodplain ⚠ not habitable RSC on file mkt ↓ 2.4% Weak buy Weaker asset, priced above comps $1,450,000 Loci CV $1,160,000 25.0% above Loci CV
      List price
      $1,450,000
      the asking price
      Loci Comp Value LociAI's comps-anchored value estimate: what comparable recent sales suggest for this property, adjusted for differences like size, lot, condition and building age. A smarter benchmark to weigh the asking price against — not a predicted sale price or an appraisal.
      $1,160,000
      comps-anchored estimate
      Quality
      Merit 2/10
      Price
      25% above Loci CV
      Beds / Baths
      4 / 2
      Sqft · Lot
      2,100 · 60 x 150
      DOM
      112
      Age
      —
      Zoning
      Residential. Primarily housing. The permitted built forms and densities vary by the specific zone.
      Confidence: medium — Zoning likely correct, with one caveat — the governing by-law has not been confirmed for this municipality.
      This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
      R1 · Residential
      Residential. Primarily housing. The permitted built forms and densities vary by the specific zone. This is the zone mapped at this location, not a legal opinion. Confirm permitted uses and any site-specific provisions with the municipality before acting.
      Municipality
      Town of Aurora
      Status
      For Sale
      Comp confidence: low (0 comps)  ·  Analysis: low
      No sold comps — valuation not comp-supported Floodplain — verify with the conservation authority

      Estimated rent (MLS lease comps)

      Not comp-supported — no lease comps — rent not comp-supported (disclosed, not estimated)

      Why this score

      HERITAGE DESIGNATED — Ontario Heritage Act restrictions eliminate the renovation/rebuild upside, and the parcel sits in a regulatory floodplain. No firm comps support a value here. Avoid for investment purposes.

      Renovation

      Renovation upside restricted under Ontario Heritage Act.

      Location

      local road · transit 780m · park 90m

      Pricing intelligence · advisory Advisory signals from MLS listing history — never part of the investment score.

      Motivated seller
      • Estate sale

      Negotiation context · advisory Context from comp values and observable signals — not advice to offer any amount, and never part of the score. Offer strategy is between you and your clients.

      Data suggests room below ask
      • note: the Loci Comp Value sits ~20% below the asking price — more than a negotiation typically bridges, so the figure shown is floored at 85% of ask rather than anchored to the Loci Comp Value. A gap this wide usually means the property is listed well above what area comps support, or has features the comps cannot capture — verify which before treating either number as the value

      Conservation authority

      In a regulatory FLOODPLAIN (Lake Simcoe Region Conservation Authority)

      ⚠ Habitability Advisory flag from listing text — does not affect the score.

      listing notes "sold as-is for land value".

      Record of Site Condition Filed in the Ontario MECP registry — flags prior environmental remediation on or near the parcel. Review the registry entry.

      RSC based on Phase One and Two ESAs · ~18m away · #B-403-1412333923
      Compare listings
      Prepared by Jordan Avery · Northpoint Realty Inc., Brokerage · Powered by LociAI · Loci Comp Value (Loci CV) is a comps-anchored estimate, not an appraisal · Seller, market and negotiation signals are advisory context — never part of the score and not advice to offer any amount; rent ranges and MLS-sourced costs are estimates, not projections; photo-flagged items are observations, not an inspection · source photos courtesy of the listing brokerage.
      Before acting, independently verify: