Brand new Dunbarton 4+2 detached with builder-installed legal separate entrance
Brand new Pickering detached with a builder-installed legal basement suite, 4+2 bedrooms, and two kitchens. Listed at $1,188,800 with an estimated 1.57% cap rate; positive carry only at 100% cash under the single-unit rent comparable.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,188,800
Cap rate
+1.57%
Est. monthly rent
$3,500
Source: comparables_widened
Est. net spread
+$267K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.57% 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
$267,146 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% 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 | $416,080 |
| Mortgage principal | $772,720 |
| Land transfer tax | $17,832 |
| Closing costs | $17,832 |
| Total acquisition | $451,744 |
Monthly cash flow
| Estimated rent | +$3,500 |
| Operating expenses | -$1,941 |
| Mortgage payment | -$4,513 |
| Net cash flow | -$2,954/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $175/mo |
| Maintenance reserve | $991/mo |
| Insurance | $495/mo |
| Property management | $280/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=17).
Breakeven
This property turns cash-flow positive at 77.5% 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 ($17,832), and closing costs ($17,832).
Section · Investment Thesis
Why this property.
Built for the value-add investor targeting a 4+2 layout with a builder-installed legal separate entrance, this brand new Dunbarton detached lists at $1,188,800 with an estimated 1.57% cap rate. The strategy is income conversion: operate the main house plus the basement two-bedroom suite as a legal in-law or rental unit, lifting effective rent above the single-tenant comparable used in the underwrite. At list rent assumptions, only the 100% cash scenario clears positive carry at an estimated $1,559 per month.
Dunbarton sits minutes from Pickering GO Station on the Lakeshore East line and Highway 401, anchoring the commute into downtown Toronto and Durham employment nodes. The catchment includes William Dunbar Public School and Dunbarton High School, which support resale demand from end-user families. Retail and services at The Shops at Pickering City Centre and Whites Road Shopping Centre, plus waterfront access at Rotary Frenchman's Bay West Park and Beachfront Park, round out the location profile. POTL fees cover water, garbage, and snow removal, trimming operating drag versus comparable freeholds.
Execution requires heavy equity. At 75% down the estimated monthly shortfall narrows to roughly $176.67 before the suite premium; the realistic path is 75% to 100% equity, or a 35% to 50% down structure paired with achieved two-unit rent above the $3,500 comparable. Hold 60 months and revisit on a refinance once both units are tenanted and stabilized rents are documented.
Key features
- Brand new 2-storey detached, 4+2 bedrooms, 4 bathrooms
- Builder-installed legal separate entrance to finished basement
- Two kitchens, configured for in-law suite or secondary rental
- Primary suite with 5-piece ensuite
- POTL fees cover water, garbage, and snow removal
- Minutes to Highway 401 and Pickering GO Station
- William Dunbar PS and Dunbarton HS catchment
Original MLS description
Brand NEW home! This 2-storey detached home is located in one of Pickering's most desirable communities. Offering 4+2 bedrooms, 4 bathrooms, and 2 Kitchens this residence showcases a refined blend of luxury, space, and modern design, complete with high-end upgrades and premium craftsmanship throughout. Step inside to a bright and expansive main floor where the living and dining areas are elegantly designed with hardwood flooring, pot lights, coffered ceilings, accent walls and a refined architectural touch. The designer kitchen is a true focal point, showcasing upgraded cabinetry, quartz countertops, and top-of-the-line appliances, seamlessly connected to the warm and inviting family room with a large fireplace. The second level features four large bedrooms, each filled with natural light through large windows. The primary suite offers a private retreat with a spa-inspired 5-piece ensuite and ample space for comfort and relaxation. The fully finished basement has a legal separate entrance made by the builder which adds outstanding versatility, complete with two additional bedrooms, a spacious modern bathroom and a well-designed kitchen that is ideal for an in-law suite or strong rental income! Ideally located this home is just minutes to Highway 401 and Pickering GO Station, making commuting seamless. Surrounded by top rated schools including William Dunbar Public School and Dunbarton High School, along with convenient access to The Shops at Pickering City Centre and Whites Road Shopping Centre. Enjoy nearby outdoor spaces such as Rotary Frenchman's Bay West Park, Progress Frenchman's Bay East Park, and Beach front Park. offering a well-rounded and connected lifestyle. The POTL fees includes FREE Water, garbage removal and Snow removal! (42813049)
Section · Neighborhood
Where it sits.
Dunbarton
Dunbarton is an established Pickering pocket between Highway 401 and the Lake Ontario shoreline, anchored by Pickering GO Station on the Lakeshore East line for commutes into Union Station. The William Dunbar Public School and Dunbarton High School catchments draw end-user family demand, supporting resale liquidity.
Daily-needs retail sits at The Shops at Pickering City Centre and Whites Road Shopping Centre, with waterfront and trail access at Rotary Frenchman's Bay West Park, Progress Frenchman's Bay East Park, and Beachfront Park. The POTL structure covers water, garbage, and snow removal, reducing operating overhead relative to a standalone freehold.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: at 20% down, estimated monthly carry is approximately -$3,995.15; only the 100% cash scenario clears positive cash flow at an estimated $1,559.00 per month.
Rent assumption ($3,500/month) is sourced from widened comparables and may not reflect the achievable two-unit rent the legal basement suite enables; actual blended rent could be materially higher or lower.
Estimated cap rate of 1.57% is below typical GTA freehold investment thresholds; thesis depends on capturing the secondary suite premium.
POTL governance and fee structure can change over time; review the disclosure documents before closing.
No recent sold comparables were available to triangulate ARV or resale exit pricing.