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6117 11th Avenue
Beds
4
Baths
3
Sqft
1,542
Year
2004
Type
Single Family
On market
4d
A Rare Gem in Westgrove with Mountain Views! This exceptional 4-bedroom, 3-bathroom custom-built home offers a harmonious blend of thoughtful design and everyday functionality. Situated in the sought-after neighborhood of Westgrove, the property has been well maintained and boasts humbling mountain views that can be enjoyed year-round. Inside, you’ll find an open-concept layout featuring a warm and inviting living room with a gas fireplace, a dedicated dining area, and a beautifully equipped kitchen with stainless steel appliances, a corner pantry, center island, and a sunlit breakfast nook that opens to the back deck—perfect for outdoor dining and entertaining. The main floor includes a spacious primary suite with a walk-in closet and a stylish barn door leading to a private 3-piece ensuite with an air jet tub. Two additional bedrooms and a full bathroom with a convenient laundry chute round out the main level. The fully finished basement expands the living space with a large family room complete with a second gas fireplace and wet bar, a games area, a generous fourth bedroom, a full bathroom with laundry, and plenty of storage. Additional features include: central air conditioning, durable vinyl plank flooring, newer shingles, updated LED lighting inside and out, and customized closet and under-cabinet lighting. Step outside to a large, fenced backyard with a hot tub and panoramic mountain views—the perfect spot for morning coffee or evening relaxation. The double garage, oversized recycled tire driveway, and RV parking offer convenience for every lifestyle. This home truly checks all the boxes—don’t miss your chance to make it yours! (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Bonus Room | 10.42 Ft x 12.75 Ft | |
| Laundry room | 4.50 Ft x 8.17 Ft | |
| Furnace | 11.58 Ft x 3.83 Ft | |
| 4pc Bathroom | 5.58 Ft x 8.17 Ft | |
| Bedroom | 10.42 Ft x 12.75 Ft | |
| Recreational, Games room | 14.25 Ft x 27.92 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| 3pc Bathroom | 7.67 Ft x 5.00 Ft | |
| Bedroom | 11.42 Ft x 11.17 Ft | |
| Dining room | 9.58 Ft x 12.58 Ft | |
| Living room | 14.00 Ft x 19.58 Ft | |
| Primary Bedroom | 12.00 Ft x 13.58 Ft | |
| 4pc Bathroom | 7.67 Ft x 8.17 Ft | |
| Bedroom | 10.50 Ft x 13.25 Ft | |
| Kitchen | 11.67 Ft x 11.00 Ft | |
| Office | 12.75 Ft x 11.67 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
-1.28%
Cap rate
4.61%
GRM
13.9
Break-even rent
$3,086
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 7, 2026.
Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Edson. 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.