TrueOffer · BC Real Estate Intelligence · Photo-Enhanced Edition
Property Intelligence
Report
Fraser East · Vancouver, BC | 5 bed · 3 bath · 2,495 sqft · Detached · Built 1959
16 images reviewed
Photo condition analysis
Sample report · Anonymized
TrueOffer
April 2026
Sample Report
Property type
Detached · Vancouver Special
Neighbourhood
Fraser East
Condition grade
C — Original Throughout
Exterior
Classic Vancouver Special. Good curb appeal, well-maintained landscaping.
Main kitchen
Fully original 1970s oak cabinetry. Full gut renovation required.
Grade D
Bathroom
Original yellow toilet and fixtures. Complete replacement needed.
Grade D
Main living room
Original carpet, original brick fireplace. Functional but dated.
Lower suite kitchen
Wood panelling, original appliances, avocado-era carpet.
Full upgrade required
Lower suite living
Second fireplace. Security bars on windows visible.
Verify fire egress
Valuation
Market analysis & fair value
Estimated fair value range
$1,595,000 – $1,680,000
Condition-adjusted for original-throughout finish
BC Assessment 2025
$1,542,000
+9.6% market premium
Price per sqft (list)
$680
Neighbourhood avg: $695/sqft
TrueOffer Verdict: Photo analysis confirms this property is entirely original throughout. The kitchen, all bathrooms, flooring, and suite finishes have had zero updates since construction. This is not a cosmetic refresh — a buyer should budget $120,000–$180,000 to bring both units to a modern, rentable standard. At list price of $1,699,000 this is priced aggressively given condition. Our condition-adjusted fair value range is $1,595,000–$1,680,000. We recommend opening at $1,595,000–$1,620,000 with inspection conditions. A buyer accepting as-is without conditions should not pay above $1,650,000.
Offer strategy
Three scenarios
Choose your position based on your risk tolerance, timeline, and competing interest.
Aggressive
$1,595,000
Maximum leverage. Justifiable given condition — use photo evidence of kitchen, bathrooms, and suite. Works best if property has been sitting 15+ days.
Fair value
$1,635,000
Balanced position backed by comps. Accounts for condition discount. Reasonable if competing interest is expected. Include inspection condition.
Walk-away
$1,699,000+
Do not pay list or above. At this price you are overpaying for a property needing $120K–$180K in immediate renovation. The math does not work.
Photo-based condition analysis
Visual pre-inspection
Based on review of 16 listing photographs. Not a substitute for a licensed home inspector.
B
Exterior
Brick and stucco facade in good condition for age · Well-maintained lawn and mature landscaping · Concrete front steps show weathering and cracking · Upper balcony railings appear original
▲ Flat roof on rear addition — requires inspection for membrane condition, drainage, and age · Covered carport roof is metal panel, check for rust and fastener condition
C
Roof
Aerial photo shows flat membrane roof on rear addition · Main pitched roof not clearly visible in photos
▲ Flat roofs on 1959 construction are a priority inspection item — membrane lifespan typically 15–20 years · Budget $8,000–$20,000 if replacement required
D
Main Kitchen
Original 1970s oak cabinetry with brass hardware · Laminate countertops original · Original dishwasher still in place · Tile flooring in reasonable condition
▲ Full kitchen renovation required — budget $45,000–$75,000 · No range hood visible — ventilation concern · Wallpaper backsplash confirms zero updates since construction
D
Bathrooms
Original yellow toilet and fixtures · Original vanity cabinet · Vintage patterned floor tile
▲ All bathrooms require complete replacement — budget $15,000–$25,000 per bathroom · Avocado-era fixtures confirm zero updates · Check for polybutylene plumbing behind walls
C
Living Areas
Open plan main floor is spacious · Original brick fireplace in good visual condition · Original beamed ceiling detail — architectural character
▲ Original broadloom carpet throughout — replace immediately, budget $8,000–$14,000 · Popcorn ceiling texture visible — may contain asbestos in pre-1990 construction, requires testing
C
Lower Suite
Separate entrance via covered porch · Functional layout with living area and basic kitchen · Second fireplace in suite living room
▲ Security bars on suite windows — verify fire egress compliance with City of Vancouver · Suite kitchen has original appliances — full upgrade required for market rent · Suite legality not confirmed — verify permits with City of Vancouver before purchase
C
Windows
Window frames appear to be original aluminum single-pane in lower suite · Security bars visible on multiple lower suite windows
▲ Single-pane aluminum windows are energy inefficient — budget $15,000–$25,000 for full replacement · Security bars must be removable from inside per fire code — verify compliance
?
Mechanical
No furnace, hot water tank, or electrical panel visible in photos
▲ 1959 construction likely has original or early-generation mechanical systems · Commission full inspection: electrical panel capacity, plumbing material (poly-b), furnace age · Budget $15,000–$35,000 as contingency for mechanical upgrades
Estimated renovation budget
Line-item cost breakdown
| Scope |
Low estimate |
High estimate |
| Main Kitchen (full gut renovation) | $45,000 | $75,000 |
| Bathrooms (3 full replacements) | $45,000 | $75,000 |
| Flooring throughout (carpet removal + hardwood/LVP) | $18,000 | $30,000 |
| Windows (full replacement, upper unit) | $15,000 | $25,000 |
| Suite cosmetic update (paint, flooring, kitchen facelift) | $20,000 | $35,000 |
| Mechanical contingency (electrical, plumbing, furnace) | $15,000 | $35,000 |
| Roof (flat membrane replacement if required) | $8,000 | $20,000 |
| Miscellaneous / permits / design fees | $8,000 | $15,000 |
| Total estimated renovation |
$174,000 |
$310,000 |
Comparable sales
MLS sold data
Five comparable sold properties. Addresses anonymized. Data sourced via licensed BC realtor.
| Property |
Type |
Sqft |
Sold price |
$/sqft |
Date |
vs. Subject |
| DetachedFraser East |
5bd/2ba | 2,380 |
$1,648,000 | $693 | Jan 2026 |
–3.0% |
| DetachedFraser East |
4bd/2ba | 2,210 |
$1,598,000 | $723 | Feb 2026 |
–5.9% |
| DetachedKensington |
5bd/3ba | 2,520 |
$1,710,000 | $679 | Dec 2025 |
+0.6% |
| DetachedFraser East |
5bd/2ba | 2,450 |
$1,672,000 | $682 | Mar 2026 |
–1.6% |
| DetachedKnight |
4bd/3ba | 2,350 |
$1,635,000 | $696 | Feb 2026 |
–3.8% |
BC Assessment history
Three-year trend
2025
$1,542,000
+3.1% year over year
Land $1,278,000 · Improvements $264,000
2024
$1,495,000
+1.8% year over year
Land $1,218,000 · Improvements $277,000
2023
$1,468,000
–2.4% year over year
Land $1,185,000 · Improvements $283,000
Land represents 83% of assessed value — consistent with neighbourhood. Supports land banking or future redevelopment optionality under Vancouver TOA zoning.
Investor snapshot
Rental income potential
Est. monthly rent · upper unit
$3,200–$3,600
Current condition. Post-renovation achievable: $3,600–$4,000.
Est. monthly rent · lower suite
$1,600–$1,900
Current condition. Post-renovation achievable: $1,800–$2,100.
Gross rent multiplier
~29×
At list price. Typical East Van range: 25–32×.
At current condition, combined gross rent of $4,800–$5,500/month yields approximately 3.4–3.9% gross cap rate at list price. Post full renovation ($174K–$310K), achievable rents improve returns but all-in cost of $1,873,000–$2,009,000 compresses yield. This works best as a long-term hold or family purchase with rental offset.
Pre-offer checklist
Before you write your offer
Critical
Commission full home inspection — focus on flat roof, electrical panel capacity, plumbing materials (poly-b risk), and furnace age
Critical
Verify secondary suite legality with City of Vancouver — permit search at vancouver.ca
Critical
Confirm window security bars have interior quick-release per BC Fire Code
Important
Pull building permit history — confirm no outstanding permits or stop-work orders
Important
Test for asbestos in popcorn ceiling texture — standard in pre-1990 BC construction
Important
Review title for easements, covenants, or rights of way
Standard
Confirm property tax amounts and utility costs with seller
Standard
Verify lot dimensions match listing — 33 × 122 ft typical for this neighbourhood
Standard
Review strata or bylaw restrictions if considering future densification under Vancouver TOA zoning
Photo Analysis Disclaimer: The condition assessment in this report is based solely on visual review of listing photographs and does not constitute a professional home inspection. Photographs may not reveal hidden defects, structural issues, or conditions not visible to the camera. TrueOffer strongly recommends commissioning a licensed home inspector before removing conditions on any purchase.
This report is prepared by a licensed BC realtor and is for informational purposes only. It does not constitute a formal appraisal, legal advice, or a guarantee of value. TrueOffer reports are for the exclusive use of the purchasing client and should not be relied upon by third parties. For financing purposes, your lender will require a certified appraisal from a CUSPAP-compliant appraiser. Property addresses have been anonymized in this sample report.