Four-bedroom semi-detached home on an irregular 35.86-ft lot in Patterson. Researched 2026-11-06 from listing, sale-history, map and conservation-authority sources, plus the seller's Nov 5 pre-listing inspection; no survey, buyer's inspection or expert source.
Bottom line
Looks worth viewing, and the ask is below market value: adjusting the closest semi sales for this home's size, finished basement and corner lot puts it at about $1,250,000–$1,330,000, against a $1,199,000 ask. No semi this size has sold nearby in years, so the range rests on adjustments, and no semi has sold on this street since March 2022. The seller's inspection rates the house Average for its age, but a 2023 basement leak and ongoing cold-cellar moisture call for your own inspection before firming up.
Recommendation
Suggestion: keep pursuing it, but bid in the lower half of the value range and go firm only after your own inspection. This assumes a four-bedroom family home in Patterson fits the search. Your goals may change this.
Value: adjusted comparable sales put this home at about $1,250,000–$1,330,000; see Value estimate under Findings, and the bid plan. Confirm with a comparative market analysis from your agent.
Offer process: the seller is collecting offers; ask the listing agent for the offer date, whether early offers are considered, and how many offers are registered.
What the inspection changes
Basement water: the main risk, and not settled. Water came through the foundation wall in 2023; three years after the fix, the cold cellar still shows salt deposits from ongoing moisture. Cold cellars sit under the front porch, which is cracked and crumbling, so water likely enters from above where an exterior membrane usually stops. On a semi the shared wall can't be dug out, so the 2023 “wrap” probably covered only some walls; which ones is unknown.
Hidden walls: the 2024 finish put fiberglass batts and a plastic vapour barrier against the foundation, so a new leak would soak in unseen and could grow mould, as the 2023 leak did. The walls measured dry on a dry day, which says little about rain or snowmelt.
Water against the foundation: flat grade, a right-side downspout discharging too close, and downspouts above ground.
Condition: the agent's $1,300,000–$1,400,000 credited immaculate condition; the report rates it Average for its age. That supports the lower, comparable-sales range, not the agent's top end.
Permit: the value estimate credits about 1,000 sq ft of finished basement; without a building permit, that credit is less secure for resale and insurance.
Cost: about $7,000–$22,000 over the next few years; if the cold cellar actively leaks, a porch rebuild and one opened basement wall cost about $23,500–$38,000 instead of the porch repair. See Repair cost estimate.
Leverage: every bidder sees the same pre-listing report, so it gives no edge in a multiple-offer contest.
Repair cost estimate
Expected, next 1–3 years$7,000–$22,000
Front porch and steps: $2,000–$6,000; repair, refinish and seal the porch over the cold cellar
Rear masonry: $1,000–$2,500; step cracks and repointing
Drainage: $100–$2,500; downspout extension, up to regrading the right side
Sump backup: $400–$1,500; battery backup pump
Air conditioner: $3,500–$8,500; replacement of a unit of unknown age
Minor items: $200–$600; garage door seal and coating, sink stopper, cabinet hardware, humidifier; my guess, no source
If your inspection finds an active cold-cellar leak$23,500–$38,000
Porch rebuild: $20,000–$30,000; demolish the porch slab, waterproof the cold room, re-pour; replaces the porch repair above
Basement wall: $3,500–$8,000 per section; open the finish, remove wet insulation and mould, rebuild
Another wall: $5,000–$12,000 per wall section dug out and waterproofed, if water enters away from the porch
The total is a porch rebuild plus one opened basement section, in place of the porch repair; each extra wall adds its own lines.
Optional
Backwater valve: $1,800–$4,500, if none is fitted; the report didn't check
200 A service: $3,000–$5,000, the agent's figure, only for an EV charger or a major renovation
Own inspection: book an inspector other than the seller's for the second showing, ideally soon after rain; ask for a moisture meter and thermal camera on every exterior basement wall, especially the cold cellar and the walls under the porch and the right-side downspout, plus the underside of the porch slab, a sump pump run and the rear step cracks. Go firm only if it finds nothing new; if it finds active moisture or settlement, price in the leak costs, offer conditional, or walk away.
Insurance: get a home-insurance quote with the 2023 water history disclosed, including sewer-backup cover. A refusal or a high premium lowers what the house is worth to you.
Documents: ask the listing agent where the 2023 water came in, which walls were dug out and membraned, whether the footing drain was replaced, who did the work, the invoice and any transferable warranty; whether water or damp has appeared since, how often the sump runs, and whether a 2023 insurance claim was made; also the furnace invoice, the air conditioner's age and the water heater buyout cost.
Offer terms: in a conditional offer, add a short inspection condition and seller statements on the 2023 water history: invoices, warranty transfer, and no water entry since. The registered-offer count still decides between a conditional and a firm offer.
House
MLS#
N14159204
Asking price
$1,199,000
Beds
4+1
Baths
5 (partial count not listed)
Sqft
2,487 above grade per the listing floor plan; listed as 2,500–3,000. Basement 1,095 more.
Lot
35.86 x 116.6 ft, irregular (98.77 x 35.86 x 116.60 x 18.05 ft); fronts west; corner lot, about 3,000 sq ft in area
Age
About 18–20 years; built about 2007–08, inferred from the street's first sales; the inspection says about 20. No source states a build year.
Basement
Finished 2024 per the listing agent: recreation room with wet bar, gym, office with closet, 3-pc bath, second laundry, cold room; no separate entrance
Parking
3 total; single built-in garage, 19′10″ x 10′1″
Taxes
$6,735.46 (2026)
Fees
None listed; not a parcel of tied land
Rental equipment
Water heater, Enercare, $50.40 a month, 13–14 years old
Listed
Nov 6, 2026; 0 days on site; seller collecting offers, offer date unknown
Consensus: The ask is below market value. The closest semi sales, two on Bristlewood Crescent at $1,230,000 (1,762 and 2,260 sqft), are smaller and have less finished space, and Katy's agent, who viewed the house, expects $1,300,000–$1,400,000.
Dissent: Sale-price medians and averages imply less: this home's 2020 sale raised by them gives $1,170,000–$1,220,000 before its basement finish, and HouseSigma's estimate is $1,212,800. The MLS price index, which adjusts for the mix of homes sold, rose 26.8% since June 2020 and gives about $1,390,000. Medians over a few sales a month are noisy, so the index and the adjusted comparables are the better guide; the gap between them is why the range is wide.
Garage size
Consensus: Single built-in garage, 19′10″ x 10′1″ on the listing floor plan; 3 parking spaces in total.
Dissent: MrLoft's "2-car garage" comes from its "2 Parking, Type: Garage" field, a parking count, not garage bays.
Inspection
The seller's pre-listing inspection by AllMax Home & Property Inspections, Nov 5, 2026, rates the house Average for its age, with no single repair over $2,000 and no insurance concerns. It was written for the seller and disclaims responsibility to anyone else, so a buyer can't rely on it. The buyer's agent summarized it after talking to the listing agent; the 2023 basement leak comes from that conversation, not the report.
Cold cellar wall
Report: Foundation wall efflorescence, "typically due to continuous moisture penetration"; monitor
Agent: Mild moisture staining, likely from the front porch and steps above it
Takeaway: The porch link is the agent's inference; the report describes ongoing moisture through the foundation
Exterior masonry
Report: Step cracks and missing or cracked mortar in the brick and stone at the rear Spalling at the front deck and front steps; cracked steps Exterior repairs are "high priority" to avoid water infiltration
Agent: Mostly minor maintenance; cracked and worn mortar
Takeaway: Step cracks can mean settlement; have your inspector look at them
Drainage
Report: Right-side downspout discharges too close to the foundation Downspouts discharge above ground; grade is flat
Agent: Downspout needs an extension
Takeaway: The same water path as the cold cellar and the 2023 leak
2023 basement leak
Report: Not mentioned Accessible basement walls measured dry Sump pump present; battery backup advised if it runs often Basement drainage not assessed
Agent: Water came through the foundation wall into the insulation Sellers replaced the insulation, added the sump pump and an exterior membrane, and finished the basement in 2024 No issues reported since
Takeaway: Get the waterproofing invoice, contractor and any transferable warranty
Basement permit
Report: Not covered
Agent: Listing agent believes no permit was pulled; Vaughan requires one
Takeaway: Your inspector should check the finish
Water heater
Report: 13–14 years old, past a 12–15 year life; recommend replacement
Agent: Enercare rental, $50.40 a month; Enercare replaces it when it fails; buyout cost requested
Takeaway: Replacement is the rental company's cost
Electrical
Report: 200 A utility feed; panel rated 125 A; 100 A main breaker Service size assumed from the conduit
Agent: 100 A; a 200 A upgrade for an EV charger costs about $3,000–5,000
Takeaway: The 200 A feed may lower the upgrade cost; not confirmed
Air conditioner
Report: Age and performance unknown; not run, below 18°C
Agent: Predates the sellers' 2020 purchase, likely about 2006; plan $3,000–6,000 to replace
Takeaway: Age is the agent's inference; ask for the unit's serial number
Ages
Report: Roof 5–8 years Furnace 7–9 years
Agent: Roof 2021 Furnace 2020 Humidifier 2025 Central vacuum 2026
Takeaway: The furnace differs by a year or more; ask for the invoice
Minor items
Report: Damaged seal on the house-to-garage door, a carbon monoxide risk Garage door frame needs a protective coating Main bathroom sink stopper defective Kitchen cabinet hardware loose Humidifier needs cleaning
Agent: Same list
Takeaway: Agreed
Cost
Report: No costs given; no major repair expense observed
Agent: About $2,000–5,000 in total, mostly masonry and front steps
Takeaway: The agent's estimate, excluding the air conditioner; see Repair cost estimate for $7,000–$22,000
Limits
Report: About 5% of the structure visible Finished walls hide any history of water leaks Exterior foundation, basement drainage and sump system not assessed Attic seen from the hatch only
Agent: A short pre-listing inspection; finished areas and storage limited it
Takeaway: The seller's inspector is also the buyer's agent's regular inspector; use a different one
2026 prices are from HouseSigma's sold map, read signed in on Nov 6, 2026: every detached, semi-detached and link sale in 2026 on a map about 4 km wide, kept if 2,500 sqft or larger, sold from Mar 21, and within about 1 km. Only two semis sold on that map in 2026, both 2,000–2,500 sqft; both are listed. Distances are the span of each street in OpenStreetMap, not the house; Daniel Bram Drive isn't mapped. Sizes are listing ranges, and October and November dates were converted from "days ago". The 2018–2022 sales are Listing.ca records for semis on this street. The Direzze, Hall Street and Lady Nadia sales were read from HouseSigma listing pages on Nov 7, 2026, with straight-line distances from this house.
Schools
Herbert H. CarnegieRating 8.8
Board: Public
Grades: JK–8
Distance: 0.8 km
Rank: 546 of 2,995
St. Mary ImmaculateRating 9.2
Board: Catholic
Grades: JK–8
Distance: 1.5 km
Rank: 81 of 2,995
Alexander MackenzieRating 9.3
Board: Public
Grades: 9–12
Distance: 2.1 km
Rank: 70 of 732
St. Theresa of LisieuxRating 9.9
Board: Catholic
Grades: 9–12
Distance: 1.6 km
Rank: 3 of 732
Ratings are HouseSigma's headline scores from its catchment section; ranks are its 2025 ranks, on its own scale, not Fraser ratings. No school board confirmed the catchment. HouseSigma also lists Viola Desmond (French immersion, grades 1–2, 1.1 km) and Roméo Dallaire (French immersion, grades 3–8, 3.6 km) with no rating.
Own arithmetic on sourced inputs; not an appraisal
Data
Closest semis: two on Bristlewood Crescent sold for $1,230,000 each (1,762 and 2,260 sqft; one of them, 80 Bristlewood, in September 2026). Adjusted up for 2,487 sq ft above grade, about 1,000 sq ft of finished basement and the corner lot: about $1,280,000–$1,330,000 (judgment, not a sourced figure) 51 Hall Street, same-size semi, $1,275,000 in September 2025, less the 4.59% yearly fall in the Vaughan semi benchmark: about $1,220,000 This home, $1,100,000 in June 2020 with an unfinished basement: $1,170,000–$1,220,000 by sale-price medians and averages (+6.5–10.8%); about $1,390,000 by the MLS price index (+26.8%); plus the basement finish and fifth bath added since HouseSigma estimate on Nov 7, 2026: $1,212,800 Narrow-lot detached homes of 1,500–2,000 sqft 0.1–0.2 km away: $1,250,000–$1,270,000 New Direzze Court semis: $1,458,800–$1,628,000, a ceiling Range: about $1,250,000–$1,330,000
Verified
Inputs read from the sources above; the size and basement adjustments are judgment, and the 2020-sale methods disagree by about $200,000, so the range is approximate
Copy of the TRREB listing feed; seller-supplied facts
Data
Semi-detached, 2-storey; 4+1 beds, 5 baths, 2,500–3,000 sqft Lot 35.86 x 116.6 ft, irregular; fronts west; cross street Bathurst & Elgin Mills Finished basement; central air; gas forced air; gas fireplace; central vacuum Parking 3 total, 1 built-in garage Taxes $6,735.46 (2026); not a parcel of tied land Listed Nov 6, 2026 at $1,199,000
Verified
Page opened and read; age and rental equipment are not given
Aggregated sale records; Listing.ca and Redfin agree on the 2020 listing
Data
Sold $1,100,000 on Jun 9, 2020 (MLS N4783047) That listing asked $1,099,999 on Jun 5, 2020 and went conditional Jun 8, per Redfin's search summary Current ask is $99,000 above the 2020 sale
Verified
Listing.ca page opened; Redfin seen only in search results; Zolo's own history is behind sign-in
Zolo's own model and area stats; method not published
Data
Estimate for a 4-bed, 2,500–3,000 sqft home nearby: $1,393,885 Patterson: $1,410,170, down 10.0% year over year, 32 days on market Vaughan: $1,183,311, down 6.2% Zolo: 6 of 10 similar homes sold over asking
Verified
Figures read from the page; Zolo doesn't state which home types the area figures cover
HouseSigma's community stats from past board listings; semi-detached only
Data
Patterson semis, October 2026: median $1,070,000, 9 new listings, 38 median days on market Median change: -10.8% over 1 year, -11% over 5 years, +29% over 10 years SigmaEstimate for this home: "Insufficient data"
Verified
Read from the page signed in. The stats panel didn't name its area; the page puts this home in Patterson.
Vaughan semis, October 2026: 18 sales, average $1,013,083, median $970,000, 98% of asking, 25 days on market Vaughan, all home types: 263 sales, 97% of asking, 4.8 months of inventory Vaughan semi benchmark (MLS HPI): $1,025,700, down 4.59% in a year York Region average price: down 7.5% in a year
Verified
Read from the PDF text; some York rows were unreadable
Straight-line distances from Zolo's map point, not routes: YRT stop, Bathurst Street / Lady Dolores Drive: 0.18 km Richmond Hill GO: 3.5 km Maple GO: 3.9 km Highway 407: 6.0 km Highway 400: 6.9 km Highway 404: 7.1 km Mella Fine Foods: 0.48 km; Longo's: 2.35 km Parks: one 0.12 km, Twelve Oaks 0.54 km, Stavert 0.67 km
Verified
Calculated from map geometry. Bus frequency, TTC Line 1 and commute times were not measured.
Published under TRCA's name, publisher not independently confirmed.
Data
Regulated area, flood hazard, crest of slope, meander belt, wetland: none within 150 m Regulated area, engineered flood hazard, crest of slope, meander belt and wetland: present within 500 m
Verified
Layers queried at Zolo's map point, not the lot boundary. Not a written TRCA determination.
City asset data, published from a City staff ArcGIS account
Data
Separated storm sewers: 975–1,500 mm concrete trunks within 40 m, built 2008; services 2012 Foundation drain collector sewer: nearest 62 m, built 2012 Stormwater pond: nearest 380 m
Verified
Queried at the address point; whether this house drains to the foundation drain collector isn't shown. The inspection found a sump pump, added in 2023 per the listing agent.
Five flooded areas named; none near Bathurst Street and Elgin Mills Road
Verified
Page read; the City says other areas may have been affected and published no basement-flooding list
What didn't work
House age: HouseSigma shows Building Age as "-" when signed in; Zolo shows "No Data"; Redfin gives no year.
Zolo fetch tool: 403; a plain browser-agent request worked instead.
Sold prices for 2026 sales nearby: Zolo hides them behind sign-in; no account used.
Basement-flooding map: Vaughan publishes none.
Flood score: SIBT.ca's free preview needs its terms accepted, and its flood check only looks for NRCan maps within 5 km; insurers' scores aren't public; Canada's Flood Risk Finder had no Ontario data as of May 2026.