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188 Tuscany Valley Drive NW
Beds
5
Baths
5 full + 1 half
Sqft
1,888
Year
1996
Type
Single Family
On market
69d
OPEN HOUSE SATURDAY JUNE 6, 1:00-3:30. You can afford more than you think…Gorgeous Tuscany home fronting park with a separate entrance, 2 bed/2 bath legal suite. Total of 2900 square feet. Great location on a quiet street, across from park in the desirable subdivision of Tuscany. Close to all amenities including schools, shopping, the Tuscany rec centre, Y, C-Train and quick access out of town to the mountains. This home is clean and well maintained, with extensive use of hardwood on the main floor and primary bedroom. The windows and shingles replaced within the past 5 years. The main floor features living room, and spacious family room with double sided fireplace, kitchen with good sized dining area, and an office/den which could serve as a bedroom. Upstairs you will find 3 generous sized bedrooms and a nook area leading to a balcony facing west over a park. The legal basement suite is spacious with many options for potential renters. The home has a rare rear attached garage in the spacious yard, where you can relax on the front porch, rear deck or upper balcony. Great Home, Great Investment! (id:65958)
Lower level
| Room | Dimensions | Features |
|---|---|---|
| Bedroom | 14.67 Ft x 14.83 Ft | |
| Bedroom | 10.25 Ft x 12.00 Ft | |
| Family room | 13.08 Ft x 31.00 Ft | |
| 3pc Bathroom | 4.42 Ft x 7.92 Ft | |
| 3pc Bathroom | 6.58 Ft x 5.00 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Living room | 8.83 Ft x 12.33 Ft | |
| Family room | 11.25 Ft x 13.08 Ft | |
| Office | 10.25 Ft x 13.75 Ft | |
| Dining room | 8.17 Ft x 13.33 Ft | |
| Kitchen | 10.58 Ft x 15.25 Ft | |
| 2pc Bathroom | 4.58 Ft x 4.92 Ft | |
| Laundry room | 4.92 Ft x 7.42 Ft |
Second level
| Room | Dimensions | Features |
|---|---|---|
| Primary Bedroom | 11.92 Ft x 17.58 Ft | |
| Bedroom | 11.00 Ft x 12.67 Ft | |
| Bedroom | 10.92 Ft x 11.00 Ft | |
| 4pc Bathroom | 4.75 Ft x 7.50 Ft | |
| 5pc Bathroom | 9.75 Ft x 10.00 Ft |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Cash on cash
-0.89%
Cap rate
4.69%
GRM
13.9
Break-even rent
$5,027
Financing
Operating expenses (monthly)
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Approximation only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.
Rough ballpark only. Pick a down-payment option, then tap any underlined number below to plug in your real numbers — tax, condo fee, insurance, utilities. Total updates live. Confirm with a mortgage broker before writing an offer.
Cost lines (tax, condo, insurance, utilities) are editable inline above. These two control the mortgage payment math.
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Suite rental income depends on permits, market rent, and vacancy — confirm with a property manager. Always validate your scenario with a mortgage broker and your insurance provider before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Jun 6, 2026.
Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Calgary. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.