North Whitby 3+1 detached-link with separate-entrance basement near 401/407
A 3+1 bed, 4 bath linked-detached home in Taunton North with a separate-entrance basement offering in-law suite or secondary unit potential. Carry is negative under standard leverage at the estimated rent of $2,850/month, so the property suits owner-occupiers with rental upside or heavily capitalized buyers playing a long-horizon value-add thesis.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$805,000
Cap rate
+2.20%
Est. monthly rent
$2,850
Source: comparables_widened
Est. net spread
+$182K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.20% on the existing single-unit rent. The thesis is the income uplift after the conversion is complete, not today's number.
Projected post-conversion spread
$182,062 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
75% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from city-wide comparables, not a CMHC fallback.
Every property published on 6Yield clears a multi-stage screen — universal financial floor, per-tier quality gate, and an editorial review on listing evidence. These bullets summarize the specific facts that cleared this property’s tier. Estimates only; not financial advice.
Fix-and-flip projection
The spread, before the buy-and-hold math.
Preliminary · adjust scope & uplift
Renovation scope
Projection
Preliminary estimate. Renovation costs use 6Yield default per-sqft figures. Post-renovation value is modeled as a multiple of list price — replace with comparable post-renovation sales for higher precision. Carrying costs include property tax, condo fees if any, and insurance; financing costs not yet modeled.
Section · Buy-and-hold backup
If you held instead. The carrying math, side by side.
Each column shows the actual monthly cash flow and cash-on-cash return at that leverage. Click a column for the full breakdown.
Acquisition
| Down payment | $281,750 |
| Mortgage principal | $523,250 |
| Land transfer tax | $12,075 |
| Closing costs | $12,075 |
| Total acquisition | $305,900 |
Monthly cash flow
| Estimated rent | +$2,850 |
| Operating expenses | -$1,377 |
| Mortgage payment | -$3,056 |
| Net cash flow | -$1,583/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $143/mo |
| Maintenance reserve | $671/mo |
| Insurance | $335/mo |
| Property management | $228/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=20).
Breakeven
This property turns cash-flow positive at 68.7% down.
Run your own scenario
Move the assumptions. See the math live.
Live result
All figures are estimates only and do not constitute financial advice. The sliders use the same math as the locked five-scenario calculator; only assumptions change. Total acquisition includes the down payment, land transfer tax ($12,075), and closing costs ($12,075).
Section · Investment Thesis
Why this property.
This Taunton North property is listed at $805,000 with an estimated monthly rent of $2,850, producing a gross annual rent of $34,200, estimated annual NOI of $17,679, and an estimated cap rate of 2.2% on a 4.25% gross yield. Property tax and maintenance fee data were not supplied in the financials payload (both shown as $0), which understates true operating costs; investors should diligence Region of Durham tax billing before underwriting.
Leverage sensitivity is high. At 20% down ($161,000), the estimated monthly mortgage is $3,761.01 against $1,376.75 in monthly expenses, producing an estimated monthly cash flow of -$2,287.76 and a cash-on-cash return of -14.83%. At 35% down ($281,750), monthly cash flow is estimated at -$1,582.57 (-6.21% cash-on-cash). At 50% down ($402,500), it improves to -$877.38 (-2.47%). The property does not approach neutral carry until roughly 75% down ($603,750), where estimated monthly cash flow turns positive at $297.93 (0.57% cash-on-cash). An all-cash purchase of $805,000 yields an estimated $1,473.25 monthly cash flow and a 2.13% cash-on-cash return. The minimum recommended down payment for positive carry on the stated rent is therefore 75%.
The investment case rests on two non-rent levers. First, the separate-entrance basement creates a credible path to a secondary suite, which would materially shift the cash-flow profile from the figures above (those figures assume a single rental income only). Second, the location: directly across from Willow Walk Public School, minutes from shopping, parks, and transit, with Highways 401 and 407 close at hand. Taunton North is a family-oriented Whitby pocket where end-user demand underpins resale liquidity.
Recommended hold is 60+ months. Buyers should treat this as an appreciation and value-add play, not a yield trade, and plan to either occupy, add a basement suite to lift gross rent above the current $2,850 estimate, or capitalize the deal heavily to avoid negative carry.
Key features
- 3+1 bedrooms, 4 bathrooms, linked at the garage with a detached feel
- Separate-entrance basement with in-law suite or secondary income potential
- Primary bedroom with 4-piece ensuite and walk-in closet
- Sunroom walkout to fully fenced private backyard
- Directly across from Willow Walk Public School
- Quick access to Highways 401 and 407
- Stainless steel appliances in kitchen
Original MLS description
Step Into This Beautifully Maintained 3+1 Bedroom, 4 Bathroom Home Nestled In One Of North Whitby's Most Desirable, Family-Friendly Communities. This Well-Laid-Out Home Features A Functional Layout With Three Generously Sized Bedrooms, Including A Primary Retreat With A 4-Piece Ensuite And Walk-In Closet. Enjoy A Bright And Inviting Living Room With Walkout To A Sunroom, Offering Additional Space For Relaxing And Entertaining, And Leading To A Fully Fenced, Private Backyard - Perfect For Hosting Or Unwinding. The Kitchen Features Stainless Steel Appliances And Plenty Of Space For Everyday Living.The Home Is Linked At The Garage, Offering The Feel Of A Detached Property. The Separate Entrance Basement Provides Excellent Potential For An In-Law Suite Or Future Income Opportunity.Conveniently Located Directly Across From Willow Walk Public School And Just Minutes To Shopping, Parks, Public Transit, And Everyday Amenities. Easy Access To Highways 401 & 407 Makes Commuting A Breeze. Situated In One Of Whitby's Most Desirable And Family-Oriented Communities. (42712107)
All photos
24 additional · click any to expand
Section · Neighborhood
Where it sits.
Taunton North
Taunton North is one of Whitby's established family-oriented communities, anchored by neighborhood schools (the subject sits directly across from Willow Walk Public School) and walkable parks. The pocket draws steady end-user demand from commuters who value quick access to Highways 401 and 407, which connect to the broader GTA employment corridor.
Retail and everyday amenities along Taunton Road and Brock Street, plus Durham Region Transit service, round out the location profile. End-user depth here supports resale liquidity, which matters for an appreciation-led thesis where the eventual exit drives total return more than monthly yield.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down scenarios and only turns positive at approximately 75% down.
Property tax shown as $0 in financials; true Durham Region property taxes will reduce NOI below the stated $17,679 once verified.
Estimated cap rate of 2.2% is below typical GTA yield thresholds; returns depend on appreciation and/or adding a basement suite.
Adding a legal secondary suite requires permits, fire-code compliance, and capital expenditure not modeled in these figures.
Reported sqft of 102 appears to be a data error and should be verified before underwriting.
No recent sold comparables were available to benchmark the list price.