604 MEMORIAL DRIVE NW

Overview

This Detached property demonstrates strong value positioning within Sunnyside, an established inner-city community in Calgary. Built in 1944 on a 3,580 sq ft lot, the property shows resilient market performance with 3% year-over-year growth, significantly outperforming its recent historical volatility.

Property Profile

• Assessed at $565,500, this property sits 13% above the Sunnyside median ($365,000) but 9% below the Calgary median ($570,000)
• At $158/sq ft, the property commands a premium positioning compared to typical detached homes in the area
• 5-year growth of 30% substantially trails Sunnyside's average of 28.5% and Calgary's 55.3%, indicating recovery from previous declines
• Located in a highly active development zone with 13 current permits and moderate future development pressure (10 permits projected)
• The R-CG zoning provides significant redevelopment flexibility for rowhouses, duplexes, or secondary suites, enhancing long-term value potential

Comparative Analysis

This property's valuation metrics reveal a nuanced market position. While the absolute assessed value exceeds the Sunnyside median by 55%, it remains competitive with city-wide detached home values. The price per square foot of $158 reflects the premium nature of inner-city Sunnyside real estate. However, the property's 5-year growth rate of 30% significantly lags both community (28.5%) and city (55.3%) averages, primarily due to a 23% value surge in 2023 following years of decline, suggesting recent market correction rather than sustained appreciation.

Zoning Analysis

The R-CG (Residential - Contextual Grade) designation is a flexible residential zoning that primarily accommodates rowhouses while also permitting single detached homes, side-by-side duplexes, and secondary suites. This zoning provides significant redevelopment potential, allowing for property intensification up to rowhouse density, which is particularly valuable in an established inner-city community like Sunnyside where land values are premium and demand for multi-family housing is strong.

Lot Analysis

At 3,580 sq ft, this lot is significantly smaller than both Sunnyside's median (14,545 sq ft) and Calgary's median (5,791 sq ft), placing it in the bottom quartile for the community. The compact lot size limits traditional single-family expansion but aligns well with the R-CG zoning's rowhouse potential. Located at 604 Memorial Drive NW, the property benefits from a prominent arterial road position with proximity to the Bow River pathway system and downtown Calgary, though Memorial Drive traffic may impact residential appeal. The smaller footprint makes this an efficient infill redevelopment candidate rather than a premium single-family estate lot.

Structure Analysis

Built in 1944, this 81-year-old structure represents post-WWII residential construction, typically characterized by modest square footage, simple floor plans, and basic building systems that likely require comprehensive updating. Properties from this era in Sunnyside often feature solid construction with wood framing, but commonly need electrical, plumbing, and mechanical system replacements. The structure's age, combined with the property's value volatility and recent 30% assessment jump in 2023, suggests either significant recent renovations or land value appreciation driving the assessment rather than building value. Given the compact lot and aging structure, this property's highest and best use may be redevelopment rather than renovation.

Comparative Analysis

No renovation data is available for this specific property, indicating either no permitted renovation work has been completed or renovations occurred before tracking began. This absence is notable given that 11.4% of Sunnyside properties and 36.2% of Calgary properties show renovation investment. In Sunnyside, renovated properties averaged $113,033 in improvements, while city-wide the average was $146,830. The lack of documented renovation investment, combined with the 1944 construction date, suggests this property may present either a value-add renovation opportunity or a redevelopment candidate, particularly given the flexible R-CG zoning.

Key Insights

• The property's 5-year value increase of $130,500 occurred without documented renovation investment, suggesting appreciation is driven by land value and market forces rather than improvements
• Sunnyside's low renovation rate (11.4% vs 36.2% city-wide) may indicate properties are being held for redevelopment rather than renovated, aligning with the area's active development activity
• The 2023 assessment jump of 30% ($567,500 from $435,000) without renovation records suggests either undocumented improvements or assessor recognition of redevelopment potential in this R-CG zoned location

Development Pattern Analysis

Sunnyside demonstrates concentrated development activity with 514 total permits since 1987, showing cyclical patterns with peaks in 2014 (27 permits), 2020-2021 (22-23 permits), and sustained moderate activity of 13-18 permits annually in recent years. The development is geographically clustered, with 10 recent permits located within 0.005 degrees (approximately 500 meters) of 604 Memorial Drive NW, indicating active infill and redevelopment in the immediate vicinity. The neighborhood shows a -23% decline in future permit rates (from 3% currently to 2% projected), suggesting development momentum may be moderating after the 2020-2021 surge. With 47.09% of land designated M-CG and only 8.26% as R-CG like this property, the area is transitioning toward higher-density mixed-use development. This concentrated redevelopment activity, combined with proximity to downtown and the Bow River, positions properties like 604 Memorial Drive NW as prime infill candidates, though the moderating permit trend suggests the most aggressive development phase may be stabilizing. The property's location within an active development cluster enhances its redevelopment value but may also introduce construction disruption and changing neighborhood character as a consideration.

Crime Category

Comparative Analysis

Sunnyside recorded 127 total crimes in 2024 (rate: 30.02), representing a 143% increase over Calgary's city average of 12.35. The community has experienced a positive five-year trend with crime declining 50% since 2019, outperforming the city's 47% decline. Key categories show mixed performance: Assault (5.44 rate) is 118% above city average (2.50), while Theft from Vehicle (8.51 rate) exceeds city average (3.42) by 149%. Violence (Other) increased dramatically by 150% year-over-year, though Theft from Vehicle decreased 12%. Break & Enter incidents across all categories remain elevated but show strong five-year declines of 44-74%, indicating sustained improvement in property crime prevention.

Comparative Analysis

Sunnyside demonstrates exceptional street lighting infrastructure with 1,010 high-density lights providing coverage of 238.77 per 1,000 residents, 229% above Calgary's city average of 72.60. The community's normalized lighting rate of 94 indicates near-optimal coverage compared to other Calgary neighborhoods. All lighting falls into the high-density category, ensuring consistent illumination throughout the area. This superior lighting infrastructure significantly enhances nighttime visibility, pedestrian safety, and crime deterrence capabilities, positioning Sunnyside among Calgary's best-lit communities.

Incident Category

Incident Location Analysis

Traffic incident data shows concentrated activity near the intersection area around -114.0746°W, 51.0572°N and nearby -114.0758°W, 51.0570°N. Multiple incidents occurred at these closely-spaced locations, suggesting this corridor represents the primary traffic safety concern in Sunnyside. The clustering of 10 historical incidents in this specific area indicates a high-risk zone requiring continued monitoring, though recent data shows significant improvement with only 2 incidents community-wide in 2024.

Overview

This property demonstrates strong accessibility positioning within Sunnyside, an established inner-city community in Calgary. The location offers exceptional walkability and cycling access to urban amenities while benefiting from robust driving connectivity across the city. Comparative analysis reveals accessibility metrics that exceed city averages by 156% for cycling and 91% for walking, positioning this as a highly connected urban location.

Accessibility Metrics

• Walking accessibility reaches 21 essential services within 15 minutes, 57% above Calgary's city average of 13.36 and matching the Sunnyside community standard
• Cycling accessibility provides 206 essential services within 15 minutes, 141% above Calgary's city average of 85.48 and matching the robust Sunnyside community benchmark
• Driving accessibility delivers 795 essential services within 15 minutes, 71% above Calgary's city average of 464.40 and matching the comprehensive Sunnyside community standard
• Public transit accessibility connects to 32 essential services within 15 minutes, 134% above Calgary's city average of 13.67 and matching the Sunnyside community benchmark

Overview

This census block demonstrates strong demographic characteristics within Sunnyside, an established community in YYC. The location shows higher family concentration and educational attainment while reflecting a younger, more diverse population than city averages. Comparative analysis reveals significant differences in household composition, with 61.2% family households compared to 66.8% citywide, and notably higher homeownership at 54.5% versus the community's 33.2%.

Demographic Profile

• Population composition: 764 residents in a high-density neighborhood (3,335 per sq km) with predominantly family households (61.2%)
• Age profile: Median age of 38 years, 1% lower than community (38.4) and 2% lower than city (38.8)
• Community character: 61.2% family households compared to 41.3% in community and 66.8% in city
• Economic positioning: 51.5% of households earning over $100K compared to 37% in community and 51% in city
• Housing market: Average home values of $665,000, 14% higher than community average ($583,916) and 35% higher than city average ($492,666)
• Stability indicators: 54.5% homeownership rate compared to 33.2% in community and 67.9% in city
• Education profile: 53.2% holding university degrees compared to 56.8% in community and 36% in city

Comparative Analysis

The age distribution in this census block shows higher concentration of children (18.4%) compared to community (9.8%) and city (18%) averages. With 70.4% of residents aged 15-64, this area appeals to working families and young professionals seeking established neighborhoods with family amenities. The household composition reveals family-oriented living patterns, with 61.2% family households exceeding community averages (41.3%) but falling below city levels (66.8%). The average household size of 2.3 people indicates smaller family units compared to city averages (2.7), suggesting young families or couples without children.

Key Insights

• Significantly higher child population (18.4%) versus community (9.8%) indicates strong family appeal and school-age demographics
• Lower proportion of seniors (11.2%) compared to working-age adults suggests active, employment-focused community character
• Higher marriage rate (41.9% vs 28.2% community) and lower never-married rate (30.6% vs 41.7% community) reflects established family formation patterns

Comparative Analysis

The housing composition in this census block shows strong homeownership patterns with 54.5% ownership exceeding community averages (33.2%) but falling below city levels (67.9%). The predominance of single-detached homes (45.6%) and townhouses (20.6%) indicates family-oriented market positioning with diverse housing options. Average home values of $665,000 exceed community ($583,916) and city ($492,666) levels by 14% and 35% respectively, indicating premium market positioning. Monthly housing costs average $1,700 for owners and $1,500 for renters, representing moderate affordability relative to the area's higher income levels.

Key Insights

• High housing diversity (69.9) with balanced mix of single-detached (45.6%), townhouses (20.6%), and low-rise apartments (13.2%) appeals to various household types
• Mature housing stock with 71.2% built before 1980 suggests character homes requiring maintenance but offering established neighborhood appeal
• Balanced bedroom distribution (36.4% two-bedroom, 30.3% three-bedroom) accommodates both small families and couples, supporting diverse demographics

Comparative Analysis

The economic profile of this census block shows strong economic characteristics with median household income of $52,400 exceeding community ($49,628) by 6% but matching city ($46,539) levels. The income distribution reveals concentrated upper-income patterns, with 51.5% earning above $100,000 compared to 37% in community and 51% citywide. Employment patterns show 65.1% employment rate with moderate job market participation below city averages (60.6%). The concentration in business, finance and administration (22.6%) and education, law and government services (16.1%) indicates professional employment focus and white-collar economic specialization.

Key Insights

• Exceptionally high university education rate (53.2%) significantly exceeds city average (36%), correlating with professional occupations and higher earning potential
• Low trades employment (3.2% vs 16% city) and high professional services concentration indicates knowledge-based economy participation
• Moderate Gini coefficient (0.41) suggests balanced income distribution despite high proportion of upper-income households, indicating economic diversity

Comparative Analysis

The cultural composition of this census block shows moderate diversity with 16.8% immigrants and predominantly European ethnic origins (English 36.5%, Irish 21.6%, Scottish 21.6%). The established Canadian-born majority (96% citizens) creates stable community dynamics that reflect traditional Calgary demographics. Language patterns reveal strong English dominance with 80.9% speaking English at home and minimal heritage language maintenance. The generational distribution (53.4% third generation or more) suggests established cultural integration patterns with deep Canadian roots.

Key Insights

• Significantly lower immigrant population (16.8%) compared to city (33.3%) indicates established, predominantly Canadian-born community character
• High secularism rate (63.5%) exceeds community (61.6%) and significantly surpasses city (38.7%), reflecting progressive social values
• Primary immigrant origins from USA (20.8%) and UK (16.7%) suggest English-speaking, culturally similar immigration patterns facilitating integration

Comparative Analysis

The transportation patterns in this census block show 58.1% car dependency, which falls significantly below community (58.3%) and city (83.2%) averages. The 7% public transit usage indicates moderate accessibility to transit, while notably high active transportation (23.3% walking, 4.7% cycling) suggests excellent walkability and proximity to amenities. Average commute times show 69.8% of residents experiencing commutes under 30 minutes (18.6% under 15 minutes, 51.2% 15-29 minutes), exceeding city efficiency. The short commute duration pattern represents strong location advantages, indicating proximity to employment centers and efficient transportation infrastructure.

Key Insights

• Exceptionally high active transportation rate (28%) versus city (4.2%) indicates walkable, bike-friendly infrastructure and proximity to daily amenities
• Lower car dependency (58.1% vs 83.2% city) combined with short commutes suggests inner-city location with mixed-use development patterns
• Minimal long commutes (7% over 60 minutes vs 4.5% city) demonstrates excellent location efficiency and reduced transportation costs for residents