the MASH

PRICE DROP - 226 Riverside Drive - SWANSEA

2013-06-18T17:14:00.005-04:00

When I posted this 3+1 bedroom, 4 bathroom house on a 120 x 185 foot lot just under a year ago, I pointed out that I preferred the Google Streetview of the house over the listing photo....

The house was listed at $3,198,000.

I thought the price was too high even though the view was amazing...

It is just too dated and there are only 3 bedrooms.

It never sold and the house is listed again with a new photo...

The new price is $2,799,000.

Much better price but they should really go with that Street View photo.

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listing

PRICE DROP - 64 Castle Frank Crescent - CASTLE FRANK

2013-06-18T16:58:00.000-04:00

This 3+1 bedroom, 4 bathroom house on a 50 x 177.42 foot lot was first listed in April 2012 for $2,495,000.

It didn't sell and the price was dropped a month later to $2,389,000.

I assume it never sold because it was listed again in February for $2,289,000.

It's a nice house in a nice neighbourhood but both the house and the area probably wouldn't be for everyone.

The area basically consists of one street and reminds me of Foxbar at Avenue and St. Clair or Ridgewood at Bathurst and Eglinton.

Basically, they should all have their own names. And though people call this Rosedale, I like to call this one Castle Frank.

It's the kind of neighbourhood where everyone might know your business, and if you aren't one of those people, for a 3 bedroom, the price would be too high.

It hasn't sold and the price has been dropped again.

The new listing price is...

$2,199,900.

I still think it is too high for this house in this neighbourhood.

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And it went for....

2013-06-18T09:31:00.000-04:00

Though you might think otherwise based on the number of posts I have done about Riverdale, I am not obsessed with Riverdale.

So, I am not sure what the highest priced house has been so far in the neighbourhood but I feel like it hasn't been above $2 Million (could be wrong).

I would venture to guess that the house at 13 Bowden Street was high up there on the list though. It was 5+1 bedrooms, 5 bathrooms on a 31 x 100 foot corner lot.

It was listed at $2,094,000.

It sold for $1,980,000.

Just shy of $2 Million.

This house at 55 Hogarth Avenue is also on a corner lot but is a gutter and is 7 bedrooms, 2 bathrooms and sits on a 50 x 130 foot lot with parking for 5 cars.

I kind of thought it was ballsy to buy this to renovate as a single family home and essentially make it the most expensive house in Riverdale.

It was listed at $1,599,000 and would need probably a good $700,000 to do it right top to bottom, inside and out.

I thought that it would probably sell near list, but that if it did, it would be made into 2 semis or 25 feet new builds.

This house sold just shy of 2 weeks....

For $1,600,000.

Bets!?!

Two wide semis, two detached new builds, a renovated duplex, or asingle family home?

I am going with two new builds though I might place a small side bet on single family home.

Unless it was bought by Rue de Lux....

That could have happened too.

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the MASH is on PINTEREST

2013-06-18T09:27:00.000-04:00

Posts are going to be light during the day today.

My apologies.

But...

Though, at this point, there are only 234 pictures or so....

The MASH is now on PINTEREST!!!

Check it out!

These are just a few of my favourite pictures...

But follow the MASH on Pinterest and we will start adding more together!

And my favourite thing that I put on pinterest...

Was Eddie (is he related to Cisco Adler) the inspiration for Kelly Wearstler's house!?!

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10 Henderson Avenue - LITTLE ITALY

2013-06-17T15:26:00.001-04:00

I wouldn't say this is the most exciting place...

And I have no idea why they didn't get rid of that siding like the house next door...

But for the price, with a parking spot, a good sized deck, a new IKEA kitchen that could lose that random cupboard...

And a dugout, finished basement...

This house was listed in August 2010 for $465,000.

Then it was listed in March 2011 after being flipped for $599,000.

It is now listed at $699,000.

It's a solid looking house in a popular neighbourhood with parking. I think it will sell slightly over ask.

Probably somwhere closer to $713,000....maybe $725,000.

But if they had dealt with that siding, it would probably go for $745,000!

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290 Palmerston Avenue - LITTLE ITALY

2013-06-17T11:17:00.001-04:00

The house in my last post at 370 Markham Street in Bickford Park made me think of this house.

It is a 5 bedroom, 4 bathroom semi on a 30 x 129 foot lot.

And both houses have an 80s/90s reno vibe.

They have similar windows in the kitchen, the kitchens themselves are different, but each house has a green bathroom.

Thing is, this one is done with green marble so is clearly not a new reno.

And the other bathrooms are not new either, not to mention the floors on the first floor.

Basically, this is a house with interesting architectural details, and it is large with a coach house, but it needs work probably sooner than later.

So, considering that the house on Markham just sold for $1,500,370, is the asking price for this house too high or just right?

It was first listed in February for $1,649,000.

It wasn't selling so the price was dropped to $1,595,000 at the beginning of May.

It is still on the market.

As I mentioned, this house has a coach house, the lot is large, there are interesting details, but it just seems like it is going to need a fair amount of work soon.

But it could be amazing!

There is room for an extension in the back to createa family room.

And I think the designers Halina Catherine and Melissa Davis of HCMD Design from the house at 140 Shaw Street could do a good job updating this house while maintaining some of the details that are already here. But that was also a semi, was basically gutted, it was a similar size but a little smaller and on a smaller lot....

And it sold totally done for $1,600,000.

I don't this house is priced too far off but I do think it is a little high.

Maybe something closer to $1,395,000...perhaps $1,450,000

That coach house is a big plus!

I just think this house needs too much work to go higher than $1.5.

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listing

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And it went for....

2013-06-17T09:30:00.000-04:00

So.....

I guess either the kitchen and the bathrooms in this house at 370 Markham Street in Bickford Park are new and perhaps those windows aren't 20+ years old...

OR someone just REALLY liked the place.

This is a 4+1 bedroom, 3 bathroom semi on a 20.5 x 125 foot lot.

It looks like the bathroom and kitchen could be really old but they also look like they could be new!

If they are new, there probably weren't a lot of people that loved them though I am kind of into it.

But clearly there was someone else who was into it!

This house was listed at $1,399,000.

It sold in 6 days...

For $1,500,370.

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32 Edgewood Crescent - ROSEDALE *

2013-06-17T08:30:00.001-04:00

If this house looks familiar, there are 2 reasons.

1. I posted it 2 years ago in July.

2. It is the house in the first season of Sarah Richardson's show 'Sarah's House'.

And besides a few furniture changes and some new paint, this is pretty much the exact same house, even the same curtains (not included in this listing) and pea gravel!

It is a 5+1 bedroom, 3 bathroom house on a 33 x 86 foot lot.

It is a lot of house on a not very deep lot but the backyard is full of trees. Thing is, you need to be good with the CP Rail train tracks in the backyard (and that pea gravel that makes me nuts!).

But if that doesn't bother you, you have a recently reno'd house with lots of bedrooms, a basement family room, and mud room.

When Sarah completed the reno, it was 2007. The house was listed at $1,169,000 and I think it sold for $1,295,000 (but I think it came with the furniture)

Two years ago, the listing price was $1,329,000.

Now, the price is $1,447,000.

And thank you to the readers below for pointing out that I completely effed up my calculations, but basically what I was trying to say is that between Land Transfer taxes and agent fees, whenever they are paid, at this price, they are basically breaking even if they bought in 2011 for list!*

So.......though it seems like a big increase in only 2 years, it kind of makes sense.

But is there someone willing to buy a house on the train tracks for $1.5 million? Well, a gutter that also sits right on the tracks just one street over recently sold for $950,000...

And when the trains aren't going by, you do have a really great view of the trees....

Since this house sits on the tracks, it might not sell right away but I do think it will sell at ask once it does.

And if there is someone out there who really LIKES the trains, this could sell for $1,510,000!!

How much does sod cost though? Because I would want to include that in the price

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listing

*Correction: thanks to the reader below who pointed out that the seller pays the commission. I calculated the agent fees these sellers are paying based on their purchase. not this sale.

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And it went for....

2013-06-15T18:34:00.003-04:00

Last week, I posted this 3+1 bedroom, 2 bathroom house on a 16 x 115 foot lot at 187 Langley Avenue in Riverdale.

It was one of a few house listed on the street.

This house is move in ready and is really nice. There is no bathroom on the third floor where the master bedroom is but the washroom on the second floor is big.

And the backyard is interlocking brick which a lot of people probably wouldn't like.

But still, the house is good.

It was listed at $829,000.

I thought it would sell for $935,000....maybe even $955,000.

It just sold...

For $862,250.*

*Correction, to reflect the correct price as per the reader below (thank you!). I accidentally reported the sold price for this house as the sold price for 102 Langley!

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RELISTED - 316 Indian Road - HIGH PARK

2013-06-14T13:14:00.003-04:00

This place.

Do you remember this place?

The one with the angel lamps (or whatever those things are)!

I posted this 3+1 bedroom, 5 bathroom house on a 45 x 130 foot lot just over a year ago.

I have been wondering what happened to it until today when a reader sent me the new listing (thanks J!).

She pointed out that I called this house 'messed up' and a 'travesty' (geesh!) but looks like they have changed a few things since then.

Like the kitchen counter...

(Why bother)

And they got rid of some clutter...

But it looks like it all just went under the bed.

I think, at one time, this was a beautiful house. But then in the 80s, it got chopped up.

Look at how big this place is!!!!

This should be a 5 bedroom house!

It was listed a year ago for $1,575,000.

This place needs SOOOOO much work. I thought it was more of a $1,359,000 house.

I guess it never sold and now it is listed at....

$1,790,000.

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listing

And it went for....

2013-06-13T19:17:00.005-04:00

This 3+1 bedroom, 3 bathroom semi on an 18 x 120 foot lot doesn't look big but it actually has a lot of space.

There has been an addition at the back allowing for a family room and a larger bedroom upstairs. I do think that room could be split into 2 rooms though to make this a 4 bedrooms house.

There are other parts of the house that could use work but I think it could all be fixed up with not a huge amount of money.

But it doesn't have parking.

It was listed at $899,000.

Even though this house doesn't have parking, I thought it was possible for this house to go up to $965,000.

I thought the garden and the family room would sell it.

It went over but not as high as I thought.

This house sold....

For $922,700.

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PRICE DROP - 63 Douglas Crescent - GOVERNOR'S BRIDGE

2013-06-13T15:25:00.000-04:00

As my About Me page explains, each house I post is based solely on the internet images.

It just wouldn't be possible to go see every house I post, and if I did go see the odd one here or there, it wouldn't be fair to the houses I didn't see. But if YOU want to see a house in person, go crazy and make an appointment with an agent.

But regards to this house....

I had to do a drive by.

I just had to see if that garage was as short as it looks!

And.....

Basically, yes, it is.

The day I went by, there were 2 cars parked in the driveway. One was a sedan, the other was an SUV.

The sedan could probably fit but there is no way the SUV could fit.

Even though it is still a good thing there is driveway parking, if you are going to waste house square footage with a garage, make sure ALL cars can fit.

And that garage issue makes the initial asking price of this house that much more ridiculous.

This house was first listed at $3,450,000.

Which was nuts and of course it didn't sell.

So, the price has dropped...

To $2,999,999.

We will see another price drop.

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PRICE DROP #17 - 15 Ridgewood Drive - FOREST HILL

2013-06-13T11:39:00.002-04:00

Ummm.....

Just yesterday, I posted this house at 15 Ridgewood Drive in Forest Hill and its SIXTEENTH price drop .

Here is the price history:

February 23 $4,398,888

March 5 $4,397,888

March 12 $4,396,888

March 14 $4,394,888

March 15 $4,393,888

March 16 $4,392,888

March 17 $4,391,888

March 18 $4,388,888

March 28 $4,349,000

April 15 $4,348,000

April 22 $4,299,000

April 29 $4,249,000

May 4 $4,199,000

May 11 $4,149,000

May 23 $4,099,000

June 12 $3,999,000

As of TODAY....

$3,888,888

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SOLD - 207 Grenadier Road - HIGH PARK/RONCESVALLES

2013-06-13T11:25:00.001-04:00

Two days ago, a reader sent in the listing for this 4+1 bedroom, 3 bathrooms duplex on a 40 x 98.75 foot lot.

She pointed out that the sign out front read 'RENOVATED' which......really!?!

Renovated how?

It's a good house but by renovated, does it mean new box store bathroom sinks and new floors in the basement? Because that is all that I am really seeing that is renovated. Oh! And a new mailbox. That thing is SHINY!

But I think the person who would buy this house would want to turn it into a single family home so 'renovated' doesn't really matter. More and more houses in this neighbourhood are going back to single family homes from duplexes and this is a great house on a good lot.

Though the neighbours' driveways and garage aren't the best...

You could always line the driveway with cedars so you didn't have too look at them.

But then you wouldn't be able to admire that old RX7!!!

This house doesn't have a deep lot but it is wide. And once renovated, this could be a large 4 bedroom house in a great neighbourhood.

It was listed at $1,099,000.

It sold in 5 days....

For $1,345,000.

I thought this house was going over...

But that price makes the gutter that sold for $1,050,000 at 173 Westminster Avenue around the corner seem like a STEAL!!!

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photos via

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And it went for....

2013-06-12T19:37:00.002-04:00

Looks like this semi at 74 Bellhaven Road in Woodbine sold before I posted it!

Since it sold on Sunday, I am assuming that there either wasn't an offer date or they got a bully bid.

And I am not surprised.

This is a great 3 bedroom, 1 bathroom semi on a 20 x 95 foot lot. The kitchen needs work but could be opened up to the backyard with a small family room area and big windows.

The only problem was the 'shared' parking.

But that didn't stop this house from selling over listing.

It was listed at $574,900.

It sold in 6 days...

For $630,000.

Paddles Up!!! Time for the move!

(does that even make sense!?!)

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37 Crescent Road #1 - ROSEDALE

2013-06-12T14:31:00.002-04:00

This is not one house that is for sale.

This is an old Rosedale mansion that was divided to create 2 condo units.

And the first thing I noticed was that those $1,050 monthly condo fees aren't going towards roof maintenance!

That thing looks really wonky!

Maybe that is part of the reason why this place has been on and off the market for the last few years.

I am not sure exactly how many times or exactly what the prices were but it has been listed since 2009 when this article was written about it in the Globe and Mail.

It was listed at $1,895,000.

I don't think it ever sold and I am almost positive it was priced around $2.1 a year or two ago.

It is now listed at $2,300,000.

The pool is impressive (if not a little much)...

But it looks like it is shared not only with the other condo but with the 2 semis next door that were apparently created after tearing down the coach house for this house...

The glass ceiling in the living room and dining room is also impressive with those beautiful paned doors...

But are these bedrooms part of this condo or the other condo?

If it is the other condo then so much for privacy!

Inside, I see a lot of potential but it is currently outdated.

Is this type of vent fan even available anymore?

I would also really like to see a floor plan here. The listing says that this is a 2+1 bedroom house with 3 bathrooms. From the looks of the pictures, the +1 bedroom is a tandem bedroom.

The sitting area of the backyard is solely for the use of this house but that pool seems to be shared and there is absolutely no privacy from the other 2 properties.

The location is good near Yonge Street, shops, restaurants, the Rosedale subway station, and those stupid columns.

But $2.3 with $1,050/month that seems to all go to garden maintenance and not the house!!!???!!!

I don't think so.

It could be a pretty cool house though. It just needs updating.

And from the looks of it, a new roof.

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PRICE DROP #16 - 15 Ridgewood Drive - FOREST HILL

2013-06-12T11:05:00.002-04:00

My favourite listing has had another price drop!!!

Here is the history:

February 23 $4,398,888

March 5 $4,397,888

March 12 $4,396,888

March 14 $4,394,888

March 15 $4,393,888

March 16 $4,392,888

March 17 $4,391,888

March 18 $4,388,888

March 28 $4,349,000

April 15 $4,348,000

April 22 $4,299,000

April 29 $4,249,000

May 4 $4,199,000

May 11 $4,149,000

May 23 $4,099,000

Technically, I don't think this is a price drop as it looks like this house has new agents!

But it does have a new price!

The price of this house was lowered...

To $3,999,000!!!

That's a whopping $100,000 drop.

Bets on when it will go down to $3,948,000?

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listing

And it went for....

2013-06-12T10:19:00.003-04:00

This 2 bedroom, 1 bathroom house on a 14 x 57.25 foot lot has been for sale since April

Even though it is small, with only ONE chair in the living room, I thought it was a great condo alternative.

And compared to similar houses, this didn't seem like it was a crazy price.

The listing price was $599,000.

Based on the houses such as the 3 bedroom at 91 Argyle Street in Trinity-Bellwoods and the 2 bedroom Beaches house at 113 Willow Avenue which sold for $732,000 and $531,000 respectively, I thought this might go over.

It didn't.

As one reader pointed out, the heating seems as though it is done by the fireplace which explains the hole above the ceiling. But if that actually works, I kind of love that.

The price was dropped to $559,900 a couple of weeks later.

That is almost the same price as the terribly reno'd bungalow at 126 Manning Avenue.

I would chose this place over Manning even if there was condo construction, no basment, and an interesting heating situation! Plus, I see the proximity to Ossington as a good thing, especially if you are young.

But it didn't sell and the price was dropped again in May to $529,900.

A month later, this house has finally sold...

For $530,000.

Or $1,000 less than the 2 bedroom semi at 113 Willow Avenue in the Beaches.

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And it went for....

2013-06-11T20:01:00.001-04:00

What happened here?

When I posted this 5+1 bedroom, 5 bathroom house on a 27.96 x 101 foot lot at 5 Scarth Road in Rosedale, it had just had a price increase to $2,495,000.

Or so I thought because according to the price history, this house was listed at $2,495,000 in February, then $1,995,000 in April, then a price drop in May to $1,895,000 with no subsequent price incease.

But I swear, for a week in May, that was the price.

Which was ridiculous.

This in no WAY is a $2.5 million house.

And I don't even think it is a $1.8 million house.

Looks like someone does though because this house just sold...

For $1,810,000.

Then again, I did price 93 Maplewood Avenue house in Humewood way too low (not sure what I was thinking on that one because it was definitley a $700,000+ house!).

But like that house, I still think this house sold a little high.

Because at this price, it doesn't make sense to reno.

They must be tearing it down.

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SOLD - 6 Evergreen Gardens - BENNINGTON HEIGHTS

2013-06-11T14:20:00.001-04:00

This 4+1 bedroom, 4 bathroom house on a 48.71 x 134.66 foot house was on the market for just over a week.

It might not be for everyone but, if this is your style, it is beautiful.

It was designed in 2006 by architect Drew Mandel who is also the architect of this Beaches House...

If it looks familiar, it is because it was featured in the Globe and Mail's Architecture section in January.

Mandel is also the architect behind this ravine house....

And if that house looks familiar, it is because it was the star of the movie Atom Egoyan film, 'Chloe', that also starred Julianne Moore, Liam Neeson, and Amanda Seyfriend.

Basically, I loved that kitchen so much that I stopped paying attention to the movie after watching the kitchen scene.

This house in Bennington Heights doesn't seem to have as much concrete, which is part of what I love about the ravine house, and it doesn't have the views as it backs onto busy Moore Avenue, but it is still a great house.

It was listed at $2,349,000.

It sold...

For $2,300,000.

Wonder who designed the house beside it!?!

It has its own Facebook page but that is all I can find!

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images via here, here, and here

6 Bennington Heights

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137 Crescent Road - ROSEDALE

2013-06-11T12:17:00.000-04:00

The house I just posted at 161 Crescent Road that is 7+3 bedrooms, 7 bathrooms on a 52.75 x 165 foot lot with a coach house isn't selling at its initial asking price of $3,295,000.....

Which makes me wonder when this 4+1 bedroom, 4 bathroom house on a 50 x 189 foot lot that is listed at $3,495,000 is going to have a price drop.

Because there is no way this house is selling for that asking price.

There is something about it that reminds me of the house at 1 Glen Edyth in South Hill and the super colourful house at 1500 Av. Cedar in Montreal.

They all have an 80s/90s vibe.

Sure, the pool is beautiful and there is a great media room in the basement.

But the house is kind of dated and if you think 161 Crescent Road sits on a busy street, what about the fact that this basically overlooks Mt. Pleasant...

(there is usually a ton of fast moving traffic on that street)

This house is going to see a LOT of price drops.

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PRICE DROP - 161 Crescent Road - ROSEDALE

2013-06-11T11:43:00.000-04:00

This is a really beautiful old house in Rosedale.

It has 7+3 bedrooms, 7 bathrooms with a coach house and it all sits on a 52.75 x 165 foot lot.

Sure, the street is busy but this house is set back far enough that it doesn't really matter.

This is a beautiful house inside and out. There are few things I would want to change but not a lot.

And though the sink placement would really bug me...

I thought this house was going WAY over.

It didn't.

The price has actually been dropped.

The initial listing price was $3,295,000.

It is now listed at $3,150,000.

Seriously....the house around the corner at 175 Crescent Road that needs TONS of work sold for $3,095,000!!!

How is this house NOT selling!?!

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74 Bellhaven Road - WOODBINE

2013-06-11T10:32:00.005-04:00

This is a good looking 3 bedroom, 1 bathroom semi on a 20 x 95 foot lot in Woodbine.

The only other house I have posted in this neighbourhood is the detached house at 36 Fairmount Crescent.

It sold for $784,000.

That house was fully renovated.

This house could use some work, but once done, this could be a great house with a great back yard.

The kitchen needs to be opened up to that island (that is a bit odd) and then the large new kitchen opened up to the back room. But other than that, and maybe some work in the basement if you want the extra space, this house is done.

This house is listed at $574,900.

With $50,000, the kitchen could be done with doors opening up to the back so you can see the great yard, and perhaps the wall in the dining room could be opened up too to allow for better flow.

With $100,000, this house could be fixed up top to bottom with perhaps another washroom added to the basement.

This a solid house with lots of potential in a great neighbourhood.

Only problem....'shared' parking. But parking doesn't seem to be an issue on this street.

And as I said in my post at 36 Fairmount...

In 3 years, the new owners of this house will be happy because this neighbourhood is only going to go up.

And are the sellers of this house moving closer to the water? Because, with all those paddles, they clearly have a nautical thing going on..

P.S. Is it just me? Everytime I see plants like those ferns on the front porch, all I can think of is this...

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And it went for....

2013-06-10T19:21:00.000-04:00

This 6+1 bedroom, 5 bathroom house on a 60 x 187 foot lot at 138 Lyndhurst Avenue in Casa Loma was first listed just over a year ago.

It isn't necessarily my style but it looks like it could be in the pages of House Beautiful magazine.

There are bathrooms that are in need of updating and the basement is a full separate apartment for some reason. But the house is great.

It was listed at $2,900,000. I felt that if a similar house just across St. Clair in Forest Hill could sell be listed at $4,300,000, then this price didn't seem crazy.

Three days later, the price was increased to $3,100,000. Kind of a weird strategy but I thought that they might be trying to get into noticed in the $3 million plus bracket.

But it didn't work and the price was dropped in October for $2,890,000.

Again, no sale.

It was relisted again in January for $2,890,000 and 5 months later, it has finally sold...

For $2,525,000.

Even though it could use some updating, I think this was a really good price.

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370 Markham Street - BICKFORD PARK

2013-06-10T17:12:00.003-04:00

This is a 4+1 bedroom, 3 bathroom semi on a 20.5 x 125 foot lot just north of College Street.

Though you can only see the first floor, you can tell that this house is a good looking house.

And the inside isn't bad either. I just can't figure out if that kitchen and those bathrooms are recent. There is a lot about them that looks like it is but those lights on the green bathroom mirror don't seem recent. But I kind of love it.

I like a lot of this house but I don't understand the unpainted wood trim in the doorways. I am not a fan.

And though the windows look good, I am pretty sure they are 20+ years old. I could be wrong.

There is a good sized backyard and there is a covered area with huge windows into the kitchen to let in the light.

And there is parking.

This house is listed at $1,399,000.

Depending on the state of the kitchen, bathrooms, and windows, I would say this might be a bit high. They all look like things that could look good in photos but not so great in person.

If that were the case, I would say this is more of a $1,299,000 house. If they are all good, and they find a buyer who is into the style, this could easily sell for asking.

But these plants are making me think they have been there for a while.

So, I am going to go with $1,299,000.

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