86 ALICE STREET, Guelph (St. Patrick's Ward)

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 2

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 3

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 4

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 5

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 6

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 7

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 8

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 9

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 10

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 11

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 12

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 13

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 14

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 15

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 16

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 17

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 18

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 19

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 20

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 21

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 22

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 23

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 24

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 25

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 26

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 27

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 28

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 29

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 30

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 31

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 32

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 33

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 34

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 35

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 36

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 37

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 38

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 39

86 ALICE STREET, Guelph (St. Patrick's Ward) — photo 40

1/40

For Sale · Multifamily

86 ALICE STREET, Guelph (St. Patrick's Ward)

86 ALICE STREET, Guelph (St. Patrick's Ward), ON N1E2Z8

$999,900 total

—

Asset Class

Multifamily

Size

—

Building class

Zoning

RA8 — Medium Rise

$ / SF

—

Occupancy

87%

About this property

Own a piece of Guelph's history in the heart of The Ward. Built in 1895, 86/88 Alice Street has the charm and character you only find in a home that has been part of the neighbourhood for generations. Today, it offers two side-by-side residences, with 88 Alice vacant and 86 Alice currently tenanted, creating flexibility from the moment you take ownership. Recent improvements, including a new roof and air conditioning in 2026, add even more value to this unique property. But the real story here is the opportunity. Significant preliminary work has already been completed toward a severance, opening the door for a future owner to explore creating two separate properties. An Additional Dwelling Unit may also be an option, subject to City approvals and applicable requirements, with municipal incentive programs available for eligible ADU projects. Keep it as an investment. Live in one side and rent the other. Explore the severance. Consider an ADU. The opportunity is open, and the next chapter is yours to write. All of this just minutes from downtown, trails, parks and everything that makes The Ward such a special part of Guelph. (id:66811)

Financial sandbox

Adjust the deal assumptions — returns recalculate instantly.

Estimate

Purchase price$1000K

Down payment30% · $300K

Interest rate6.25%

Amortization25 years

Occupancy87%

Expense growth2.5%

Monthly debt service

$5K

Projected NOI

$37K

Annual cash flow

$-18K

Cash-on-cash

-6.05%

DSCR

0.67

Going-in cap

3.73%

Figures are modelled from the listed price and asset class for illustration only. Verify all income, expenses, and financing terms independently before making an offer.

Area demographics

Trade area within 3 miles of the property.

Population

63,743

Households

25,127

Median income

$76,000

Median age

40.9

Daytime population

85,207

5-yr growth

1.6%

Modelled estimates for illustration until a licensed census data provider is connected.

Secure deal room

Confidential diligence documents for 86 ALICE STREET, Guelph (St. Patrick's Ward).

NDA required

Offering Memorandum
PDF · 4.2 MB
Rent Roll & T-12
XLSX · 820 KB
Environmental Phase I
PDF · 6.7 MB
Site Survey & Plans
PDF · 11.4 MB
Zoning Confirmation Letter
PDF · 310 KB

Preview experience — the electronic NDA is illustrative and is not a binding agreement.