Rosehaven bungaloft in Oakville's Glenorchy with permitted plans for income suite
A 2,859 sq. ft. Rosehaven-built bungaloft in Oakville's Glenorchy community, listed at $1,849,000 with permitted plans for a two-bedroom suite and separate entrance. The property carries negative cash flow at all leveraged scenarios and reaches positive carry only on an all-cash basis, positioning it as a long-hold appreciation and value-add play rather than a cash flow asset.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,849,000
Cap rate
+1.22%
Est. monthly rent
$4,825
Source: comparables
Est. net spread
+$418K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
A 2,859 sq.
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 | $647,150 |
| Mortgage principal | $1,201,850 |
| Land transfer tax | $27,735 |
| Closing costs | $27,735 |
| Total acquisition | $702,620 |
Monthly cash flow
| Estimated rent | +$4,825 |
| Operating expenses | -$2,938 |
| Mortgage payment | -$7,019 |
| Net cash flow | -$5,133/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $241/mo |
| Maintenance reserve | $1,541/mo |
| Insurance | $770/mo |
| Property management | $386/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables (8 comps).
Breakeven
This property turns cash-flow positive at 82.5% 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 ($27,735), and closing costs ($27,735).
Section · Investment Thesis
Why this property.
549 Daniel Clarke Way is a detached, Rosehaven-built bungaloft of approximately 2,859 sq. ft. in Oakville's Glenorchy neighborhood, listed at $1,849,000. Based on comparables, estimated monthly rent is $4,824.50 with estimated monthly operating expenses of $2,938.43, producing an estimated annual NOI of $22,632.78 and an estimated cap rate of 1.22% on a gross yield of 3.13%. The economics here are consistent with a premium Oakville detached: yield is thin, and the underwriting case rests on the value-add path and long-term appreciation, not in-place rent.
Leverage sensitivity on this property is high. At 20% down ($369,800), the estimated monthly mortgage is $8,638.64 and estimated monthly cash flow is negative $6,752.57, a cash-on-cash return of -19.05%. At 35% down ($647,150), estimated monthly cash flow improves to negative $5,132.83 (-8.77% cash-on-cash). At 50% down ($924,500), estimated monthly cash flow is negative $3,513.08 (-4.30%). Even at 75% down ($1,386,750), the property still carries an estimated monthly shortfall of $813.51 (-0.68%). Only at a 100% cash purchase ($1,849,000) does the property turn positive, with estimated monthly cash flow of $1,886.07 and a 1.19% cash-on-cash return. The minimum recommended down payment for neutral or positive carry is therefore 100% cash; any leveraged buyer should expect to fund a meaningful monthly shortfall.
The investment case is anchored in two levers. First, the seller reports approximately $10K already invested in permits and professionally prepared plans for the addition of two bedrooms and a separate entrance, which is intended to support an income-generating suite, in-law setup, or multi-generational use. Executing on that scope could lift gross rent materially and re-rate the cash flow profile. Second, Glenorchy is a newer Oakville community with proximity to the Sixteen Mile Sports Complex, top-rated schools, and direct access to Highways 403, 407 and the QEW, all of which support end-user demand and resale liquidity.
Given the negative carry under every financed scenario, this property suits a cash buyer or a high-equity investor with a 60+ month hold and the appetite to complete the permitted suite addition. Buyers underwriting on leverage should treat the monthly shortfall as a capital commitment and stress-test rate renewals against their reserves.
Key features
- Approximately 2,859 sq. ft. Rosehaven-built bungaloft, 4 beds and 5 baths
- Main-floor primary suite with spa-like ensuite; upper loft plus three additional bedrooms
- Chef-inspired kitchen with quartz counters, centre island, walkout to covered terrace
- Fully finished basement with recreation room, wet bar, full bath, and convertible gym/bedroom
- Approximately $10K invested in permits and professional plans for two-bedroom addition with separate entrance
- Minutes to Sixteen Mile Sports Complex, top-rated schools, and Highways 403, 407 and QEW
Original MLS description
Welcome to this exceptional dream home nestled in Oakville's highly sought-after Glenorchy community, just minutes from the new Sixteen Mile Sports Complex & Community Centre, parks, trails, top-rated schools, and everyday amenities including nearby Fortinos and Food Basics plazas. Convenient access to Highways 403, 407 & QEW makes commuting seamless.This stunning and rare Rosehaven-built bungaloft offers approximately 2,859 sq. ft. of luxurious living space with premium finishes throughout. From the built-in sound system and California shutters to the elegant staircase with wrought-iron pickets, every detail showcases quality craftsmanship and sophistication.The chef-inspired kitchen features a spacious centre island, quartz countertops, stainless steel appliances, and walkout access to a covered terrace. The formal dining room is enhanced by a servery and soaring vaulted ceiling, while the family room impresses with dramatic vaulted ceilings and an open, inviting atmosphere.The main-floor primary suite offers a peaceful retreat complete with a spa-like ensuite bathroom. Upstairs, the versatile loft area functions perfectly as a home office, accompanied by three generously sized bedrooms ideal for family and guests.The fully finished basement features a large recreation room, cozy fireplace, wet bar, full bathroom, abundant storage, and a home gym area that can easily be converted back into a bedroom with closet. Offering exceptional future potential, approximately $10K has already been invested in permits and professionally prepared plans for the addition of two bedrooms and a separate entrance - ideal for an income-generating suite, in-law setup, or multi-generational living. (42799223)
All photos
49 additional · click any to expand
Section · Neighborhood
Where it sits.
GO Glenorchy
Glenorchy is one of north Oakville's newer master-planned communities, anchored by the new Sixteen Mile Sports Complex and Community Centre, parks, trails, and top-rated schools. Everyday retail at the nearby Fortinos and Food Basics plazas supports day-to-day demand, while access to Highways 403, 407 and the QEW positions the area for GTA-wide commuters.
The area draws move-up families and multi-generational buyers, which supports both end-user resale and demand for legal secondary suites. Oakville's broader supply constraints on detached product, combined with continued infrastructure investment in north Oakville, are the structural drivers behind the appreciation case.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative across all financed scenarios (20%, 35%, 50%, and 75% down) and only turns positive at a 100% cash purchase.
Estimated cap rate of 1.22% is below typical financing cost; returns depend on appreciation and execution of the permitted suite addition rather than in-place yield.
Reported sqft in listing metadata (232) appears inconsistent with the description's approximately 2,859 sq. ft.; buyers should verify floor area independently.
Property tax and maintenance fee fields are recorded as $0 in the underwriting; actual Oakville property tax will apply and should be confirmed before closing.
Suite addition is at permit and plan stage only; construction cost, timeline, and zoning compliance for the separate entrance require independent due diligence.
No recent sold comparables available to triangulate value at this price point.