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Detached single-family
- 2Technical Passport7
- 3Market Dynamics7
- 4Zoning & Future7
- 5Environmental Risks7
- 6Infrastructure9
- 7Education9
This property scores 72/100, generally sound but with caveats. Key concerns: undeclared basement renovation (Block 2), elevated flood zone proximity (Block 5), and rising 5-year fixed mortgage rates (Block 9) that may compress affordability at renewal. School catchment is strong (Block 7) and market dynamics show buyer-favorable conditions (Block 3).
Neighbourhood
Property anchor + toggleable overlays. Click pins for details; use the layer chips above the map.
Technical Passport
Available in Lite & Pro
9 checks · 6/9 clean, 3 warnings
MPAC building data matches the listing on age, lot, and number of bedrooms, but the listing claims 1,950 sqft vs. MPAC's 1,847 sqft (+5.6%). One closed-status permit covers the kitchen renovation; the basement finish appears undeclared — check before offer.
Assessed value (5-year)
MPAC property assessment history
Sqft vs. comparables
MPAC vs. listing vs. neighbourhood median
Permits filed (last 5 yr)
- 2021-06-08Kitchen renovationPermit #21-103445 · CLOSED
- 2022-03-19Roof replacementPermit #22-118902 · CLOSED
- 2024-10-12Basement finish (assumed)No matching permit found
- 2025-04-05Electrical service upgradePermit #25-130118 · OPEN
Annual tax bill
Latest 5 years · CAD
All 9 checks
Legal Square Footage
2.1MPAC Record: 1,847 sqft (above grade)
Year Built
2.21962 (62 years old) · Average for area: 1958
Properties built 1960–1980 in Toronto may have outdated electrical (knob-and-tube) and plumbing (galvanized steel).
Foundation Type
2.3Poured concrete (Type 1 — highest quality)
Basement Classification
2.4MPAC: Unfinished
Bathrooms (Documented)
2.52.5 bathrooms — matches listing
Construction Quality Class
2.6MPAC Class 6 of 10 (Average to Above Average)
Tax Assessment History (5 years)
2.7Trend: +38.8% over 5 years (matches GTA average)
Building Permit History
2.83 permits found
Property Standards Violations
2.9No active violations or orders
Last inspection: March 2024
Request building permit closure documentation and verify basement renovation legality. Estimated remediation: $15,000–$45,000 if unpermitted work must be addressed.
Market Dynamics
Pro Tier — Repliers + MLS VOW data
9 checks · 6/9 clean, 2 warnings, 1 mixed
Pricing is in line with the comparable cohort ($/sqft within 2% of the median). The neighbourhood is in a buyer's market — average DOM 38 days, 27% of listings reduced price in the last 90 days. Negotiating room likely.
Comparable sales — price × sqft
Last 90 days · within 800 m · same property type
Days on market — distribution
Past 90 days, same neighbourhood
Listing outcomes (90 days)
What happened to active comps in the area
Active inventory — 12 months
Detached homes in M5V
All 9 checks
Sold Comparables in Radius
3.18 comparable sales within 1km in past 6 months
Re-listing History
3.21 prior listing in 2023 ($1,395,000) — withdrawn after 47 days, no sale
Neighborhood Sales Velocity
3.3Average DOM: 18 days (last 90 days) · Subject DOM: 12 days
Below-average time on market — strong demand area
DOM vs Street Average
3.4Street average: 22 days · Subject: 12 days
−45% faster than street average
Active Inventory
3.5Currently 23 competing listings within 2km
Down from 31 last quarter (−25.8%) — tightening inventory favors sellers
Recent Price Reductions
3.6Last 30 days in neighborhood
Mixed signals: some buyer leverage available
Expired Listings Analysis
3.7Last 12 months: 8 expired in area
Common reason: priced 8–12% above eventual sale comparables. Subject pricing appears competitive.
Price Overpay Score (proprietary)
3.8DealScore Score: 68/100 (Slightly High)
Market Velocity Score (proprietary)
3.9Buyer's market score: 42/100
Slight seller's market — moderate negotiation power for buyer
Property fairly priced for area but slightly above comparable median. Consider initial offer at $1,440,000 with documented comparable analysis.
Zoning & Future
9 checks · 6/9 clean, 3 warnings (mixed signals)
Property is zoned RD (Residential Detached) — single-family + secondary suite + home occupation permitted as-of-right. Three active development applications within 500 m, including a 38-storey mixed-use rezoning at the corner. Future view + parking impact likely.
Development applications nearby
500 m radius · Toronto Application Information Centre
- 2024-02-15Rezoning · 38-storey mixed-use120 m east · Status: under review (PPL 24-1102)
- 2024-09-08Site Plan Amendment · 12-storey410 m north · Status: in committee
- 2025-01-20Minor Variance · rear addition180 m west · Status: approved
- 2025-11-04Committee of Adjustment · severance260 m east · Status: pending hearing
Permitted uses (RD)
Breakdown of zoning by-law permissions
All 9 checks
Current Zoning
4.1RD (Detached Residential) — Toronto Zoning By-law
Permitted uses: single-family residential
Active Development Applications
4.23 within 500m
Approved Neighbor Permits
4.32 approved permits within 100m (minor renovations only)
Official Plan Amendments
4.4No pending amendments affecting this property
OMB / LPAT Decisions
4.5No appeal decisions affecting property in past 10 years
Heritage Designation
4.6Not designated heritage
Adjacent properties: also not designated
Conservation Easements
4.7No conservation restrictions
Transit-Oriented Zones
4.8Property is within 800m of planned Ontario Line station (Riverside-Leslieville)
Implication: potential rezoning to higher density within 5–10 years. Could increase value but also change neighborhood character.
Future Zoning Changes
4.9City of Toronto considering Major Transit Station Area overlay
Public consultation phase (2025–2026)
Strong investment potential due to transit proximity. However, monitor MTSA overlay decision — could enable property to be redeveloped or sold to assembler at premium.
Environmental Risks
5 checks · 3/5 clean, 2 warnings
Air quality is good (AQHI 2 — low risk). The property is 460 m from the TRCA regulatory flood plain — close enough to affect insurance premiums. Radon for the M5V FSA is below the Health Canada threshold. Property sits inside the Highway 401 noise corridor.
Overall environmental risk
Composite of flood + air + radon + noise
Flood proximity is the main concern; everything else is at or below city baseline.
Distance to environmental risks
Metres · lower = closer (worse for floods/highways)
All 5 checks
Flood Risk Zone
5.1Property is 240m from Don River regulated flood plain
Radon Level
5.2Postal code average: 65 Bq/m³ (below Health Canada threshold of 200)
Air Quality Index
5.3Annual average AQHI: 3 (Low risk)
Nearest station: Toronto Downtown (1.8km)
Noise Contours
5.4Property within Highway 401 noise corridor (NEF 28–30)
Annoying but not actionable per Toronto bylaws
Tree Protection Bylaws
5.52 mature trees on property (>30cm diameter) protected
Removal requires permit
Infrastructure
8 checks · 8/8 clean
Exceptional infrastructure — Walker's Paradise (87) with Excellent Transit (92) and 5 rapid stations within 1 km. Four major Metrolinx projects within 2 km will materially improve transit over the next 5 years.
Walk Score
Transit
EV charging
Future transit projects (Metrolinx)
Within 2 km · expected completion
- 2025Finch West LRT — openHumber College ↔ Finch Station · 4.8 km
- 2030Eglinton Crosstown West Ext.Mount Dennis ↔ Renforth · 5.2 km
- 2031Ontario Line — Queen Station120 m · daily ridership 388k forecast
- 2032Yonge North Subway Extension5 new stations Steeles → Richmond Hill · 12.4 km
All 8 checks
Walk Score
6.1Score: 87/100 — Very Walkable
Transit Score
6.2Score: 82/100 — Excellent Transit
Time to Nearest Station
6.3Closest: Queen Station (TTC Line 1) — 8 min walk
GO Station (Union) — 14 min by transit
Schools, Hospitals, Shops
6.4Within 1km
Future Transit Projects
6.5Ontario Line station 800m (opening 2031)
Eglinton Crosstown extension under planning
Parking Availability
6.63 Green P lots within 500m
Average rate: $2.50/hr peak
EV Charging Stations
6.76 public chargers within 1km
Infrastructure Investment Potential (proprietary)
6.8DealScore Score: 84/100 — High potential
Driven by Ontario Line proximity + density permits
Education
8 checks · 7/8 clean, 1 warning
Strong catchment — Niagara Street Junior PS (Fraser 8.2/10, EQAO above Toronto average across all subjects). One French Immersion option within 1.2 km. Central Tech Secondary has IB program. Three private schools within 5 km.
Nearby schools — Fraser ratings
5 closest catchment schools · 0–10 scale
EQAO achievement — catchment school
% meeting provincial standard · all 6 subjects tested
All 8 checks
School Catchment Zones
7.1Catchment summary
EQAO Scores
7.2Riverdale PS: 78% at provincial standard (Grade 3)
Above district average of 71%
Fraser Institute Rankings
7.3School rankings
French Immersion Availability
7.4Available at Frankland PS (1.4km away)
Currently 18-month waitlist
Private Schools
7.53 private schools within 3km
Specialized Programs
7.6Programs available nearby
Boundary Changes (5 years)
7.7No changes to current catchment · No pending changes
Before/After Care
7.8YMCA before/after care at Riverdale PS
Capacity: 60 students, currently 12 spots
Demographics
7 checks · 5/7 clean, 2 warnings
High-income, young-professional census tract — median household income $108k (40% above city median), 64% aged 25–44, 71% with bachelor's+. Crime rate is below city average across all major categories; auto theft is the lone outlier.
Population — 10 year trend
Census tract 0034.00 (Toronto Open Data)
Language at home
StatCan 2021 census tract data
Crime profile (3 yr)
Per-1000 residents · vs. Toronto average
Age distribution
StatCan 2021 census tract
All 7 checks
Median Household Income
8.1Neighborhood: $112,400/year
City average: $85,000/year (+32% above)
Population Growth Trend
8.2+14.2% over 10 years (steady growth)
Crime Statistics
8.3Crime rate: 38 incidents per 1000 residents (City avg: 42)
Insurance Claims Density
8.4Below city average for property claims
Rental Market Data
8.5Vacancy rate: 1.8% (very tight)
Language Diversity
8.6English: 71% | Mandarin: 8% | Italian: 5% | Other: 16%
Gentrification Index (proprietary)
8.7DealScore Score: 78/100 — Active gentrification
Property values rising faster than income
Financial Risks
Pro Tier
5 checks · 2/5 clean, 3 warnings
Posted 5-year fixed mortgage rates are up roughly 90 bps over 12 months and the OSFI qualifying rate sits around 7.84%. Live stress test below uses today's Bank of Canada series. Property tax arrears and insurer availability are flagged as pending integrations.
Mortgage affordability calculator
Your inputs are saved locally — only you can see them.
5-year fixed mortgage rate — 12-month trend
Bank of Canada posted average · quarterly snapshots
All 5 checks
Current 5-year fixed mortgage rate
9.1Posted-average 5-year fixed: 5.84%
Up from 4.94% twelve months ago — payment on a $1,150,000 amortized mortgage is roughly $610/mo higher than a year ago.
Bank prime rate
9.2Prime: 6.95%
Variable-rate mortgages are typically priced at Prime minus 0.60-1.00%, putting most variables in the 5.95-6.35% range today.
OSFI stress-test qualifying rate
9.3Qualifying rate: 7.84%
Calculated as max(contract rate + 2%, 5.25%). Every new insured mortgage must qualify at this rate, not the rate you actually pay.
12-month mortgage rate trend
9.45-year fixed: +90 bps over 12 months (4.94% → 5.84%)
Trend has flattened in the last quarter. Bond-market pricing implies stability into mid-2026.
Property tax arrears + insurance availability
9.5Both signals require integrations not yet wired in.
Property tax arrears need a municipal roll-number lookup; insurer availability needs a quote check at offer time.
Stress-test the carry cost at the OSFI qualifying rate, not the contract rate. Renewing in a higher-rate environment compresses payment headroom — build a 15-20% cushion into your monthly budget.
Commercial Activity
4 checks · 2/4 clean, 2 warnings
High commercial vibrancy — 412 active business licenses in the FSA, 41% restaurants/cafes. Short-term rental density is moderate (1.4% of housing stock), trending down since the 2024 license tightening. No vacant-storefront cluster nearby.
Business mix in M5V
Top 6 license categories · Toronto Open Data
Short-term rental density
% of FSA housing stock with active STR license
All 4 checks
Local Business Density
10.147 active businesses within 500m
Mix: 40% food/beverage, 25% retail, 20% services, 15% other
Airbnb Density
10.212 short-term rentals within 500m (4.8% of housing stock)
Business Closure Rate
10.3Last 12 months: 3 closures vs 7 openings
Net positive — healthy local economy
Future Retail Development
10.4119 Sample St development includes 4,200 sqft retail at grade
Could increase foot traffic and noise
Key takeaways
- Excellent transit + future Ontario Line
- Strong school catchment (top 25%)
- Buyer-favorable market dynamics
- High investment potential
- Undeclared basement renovation
- 5-year fixed rate up 90 bps in 12 months
- Flood zone proximity
- Open building permit (basement walkout, no final inspection)
- Verify basement permit closure
- Stress-test the mortgage at the 7.84% qualifying rate
- Get flood-specific insurance quote
- Consider offering $1,440,000 (vs $1,485,000 asking)
Estimated risk reduction value
DealScore identified $35,000–$75,000 in potential risks and negotiation leverage on this property. Total report cost: $99 — ROI 354× to 757×.
Data sources
Every commercial + open data source DealScore queries when generating a Pro report.
- MPAC Propertyline — Block 2 (property + assessment)
- MLS VOW — Block 3 (active listings + sales history)
- Repliers.io API — Block 3 (comparable sales + DOM)
- Walk Score Professional API — Block 6 (walk + transit + bike)
- Open Charge Map — Block 6 (EV charging stations)
- Yelp Fusion — Block 10 (business quality + restaurants)
- Google Places API — address autocomplete + amenities
- CanLII API — Block 4 (OLT/OMB appeals)
- Toronto Open Data CKAN — permits · zoning · dev applications · heritage · business licences · STR · Green P parking
- Conservation Authorities — TRCA + CVC + Halton flood-zone GeoJSON
- ECCC Geomet — Air Quality Health Index (AQHI)
- Health Canada — indoor radon by postal FSA
- StatCan Census 2021 — demographics + dwelling stats by CT
- CMHC Rental Market — vacancy + average rent by zone (13 Ontario CMAs)
- Ontario Ministry of Education — School Information Finder (4,935 schools)
- EQAO — Grade 3/6/9 + OSSLT achievement scores
- Fraser Institute — school rankings (Report Card)
- Toronto Police Open Data — Major Crime Indicators (ArcGIS)
- York Regional Police — community safety (ArcGIS)
- Peel Regional Police — Ecrimes (ArcGIS)
- Halton Regional Police Service — crime map (ArcGIS)
- Durham Regional Police Service — 7 per-category feeds (ArcGIS)
- TTC GTFS — Toronto Open Data (subway · streetcar · bus)
- Metrolinx GO Transit GTFS — train + bus
- MiWay GTFS (Mississauga)
- York Region Transit GTFS
- Brampton Transit GTFS — Mobility Database mirror
- Durham Region Transit GTFS
- Metrolinx — future transit projects (Ontario Line, Eglinton, etc.)
- GTAA — Pearson Airport Operating Area polygon (via Brampton ArcGIS)
- Bank of Canada Valet — 5-year mortgage rate + prime + overnight
- Federal Contaminated Sites Inventory — Treasury Board
- Toronto Private Tree By-law — Chapter 813
- City of Brampton ArcGIS — parking lots + planning layers
Plus: DealScore Analysis (proprietary algorithms)
This is a SAMPLE REPORT using fictional property data created for demonstration purposes. The address "123 Sample Street, Toronto, ON M5V 1A1" is not a real property. All data shown is illustrative.
Real DealScore reports use verified data from commercial and public sources at the time of generation. Data accuracy depends on source freshness and may not reflect changes after report generation.
DealScore Inc. is a data analysis platform. We are NOT:
- A real estate brokerage
- A law firm
- A financial advisor
- A home inspection service
Reports do NOT constitute legal advice, financial advice, investment advice, or property valuation. Buyers must consult qualified professionals (lawyers, inspectors, accountants) before making property decisions.
Safe Buy Score™ is a trademark of DealScore Inc. and represents a proprietary risk assessment algorithm. Score methodology described at dealscore.ca/methodology.
For commercial data sources (MPAC, MLS, Repliers, Walk Score, Yelp, Google Places), DealScore licenses access under each provider's standard terms; public data is cited per-check by source agency. Land-registry / title data is not included in current reports.
© 2026 DealScore Inc. | dealscore.ca | Toronto, Ontario, Canada
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