Willowgrove is a 2000s-era east side family suburb next to University Heights, and its newer housing stock generally commands a premium over an older two-family elsewhere in the city, while also carrying lower near-term maintenance costs that shift the cash-flow math compared with an aging property.
What most affects the actual price is whether any second unit is a legal secondary suite, since only permitted income can be underwritten by a lender, and a public listing price for a home with an unpermitted suite can look identical to one with a legal, financeable unit.
The improvements that separate those two outcomes are exactly what public records and online estimates miss. Get your hand-reviewed valuation from Joel Dyck.