That block-by-block variation makes the citywide benchmark a weaker guide here than in a more uniform neighbourhood. Two houses a few doors apart can differ substantially depending on which one has been through recent redevelopment and which has not.
Permit status on any secondary suite adds another layer specific to Riversdale's mix of house ages, since an older home is more likely to carry an informal, unpermitted conversion than a recently redeveloped one, and only a permitted suite counts toward a lender's number. A $400 to $600 home inspection is worth budgeting either way.
Joel Dyck prices a Riversdale property against genuinely comparable nearby sales rather than the citywide average alone. Get your hand-reviewed valuation from Joel Dyck.