Renovated Kerr Village corner 2-bed steps to Lake Ontario, $499,999 list
A 911 sqft corner 2-bedroom in Oakville's Kerr Village, fully reimagined in 2026 and listed at $499,999. The estimated 4.24% cap rate clears most carrying costs once leverage is moderated, with positive cash flow appearing at the 50% down scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$499,999
Cap rate
+4.24%
Est. monthly rent
$2,750
Source: comparables_widened
CF at 50% down
+$307/mo
first positive
Cash-on-cash
+1.39%
at 50% down
Section · Why this passed our floor
Where the income story is solid
Cap rate
4.24% — at or above our 4.0% cash-flow tier floor.
Breakeven leverage
50% down to clear neutral monthly carry. Below that the property runs negative; above it the carry compounds.
Rent backed by
Estimate sourced from city-wide comparables.
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.
Section · Financial Reality
Five ways to buy. The 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 | $175,000 |
| Mortgage principal | $324,999 |
| Land transfer tax | $7,500 |
| Closing costs | $7,500 |
| Total acquisition | $190,000 |
Monthly cash flow
| Estimated rent | +$2,750 |
| Operating expenses | -$983 |
| Mortgage payment | -$1,898 |
| Net cash flow | -$131/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $138/mo |
| Maintenance reserve | $417/mo |
| Insurance | $208/mo |
| Property management | $220/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 39.5% 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 ($7,500), and closing costs ($7,500).
Section · Investment Thesis
Why this property.
This unit suits a cash-flow-oriented investor willing to bring meaningful equity. The thesis is straightforward: an estimated 4.24% cap rate on a $499,999 list, supported by an estimated $2,750 monthly rent in a walkable Oakville lakeside submarket. At 20% down the position carries an estimated -$568.52 per month, so this is not a high-leverage play. The mechanic is income at moderate-to-high equity, with the renovated finish protecting tenant quality and re-leasing speed.
Kerr Village sits in south Oakville between Lake Ontario and the Queen Elizabeth Way, with Oakville GO a short bus ride or quick drive away on the Lakeshore West line into Union Station. The immediate retail spine along Kerr Street, anchored by independent operators like Pasquale's Trattoria and Narenj, plus a farmers' market and Kerr Street Cafe, supports a stable renter pool of young professionals and downsizers. Tannery Park and Lakeside Park trails sit a five-minute walk south. Condo fees cover heat, hydro, water, party room, and secure underground parking, which compresses operating variance against comparable buildings where utilities are tenant-paid line items.
Recommended entry is the 50% down scenario, where estimated monthly cash flow turns positive at $307.49 and cash-on-cash reaches 1.39%. Investors with deeper equity see estimated $1,037.49 monthly at 75% down. Hold 60+ months to let the 2026 renovation amortize against rent growth and to ride south Oakville's lakeside demand. Refinance optionality exists if rates compress.
Key features
- Corner unit, 2 bed / 1 bath, 911 sqft
- Fully renovated in 2026: quartz counters, Bosch stainless appliances, engineered hardwood
- South/east exposure, private balcony
- Steps to Kerr Street retail and Tannery Park on Lake Ontario
- Condo fees include heat, hydro, water, and underground parking
- Short bus ride or drive to Oakville GO (Lakeshore West)
Original MLS description
Corner Unit Renovation, Steps to the Lake. Kerr Village Living. Imagine your morning: coffee from Kerr Street Cafe, then a 5-minute walk to the Lake Ontario shoreline at Tannery Park. Your evening: dinner at Pasquale’s Trattoria or Narenj, two of dozens of independent restaurants lining Kerr Street, all within steps of your front door. This is what Kerr Village living actually feels like, and this immaculate 2-bedroom corner unit is your front-row seat. Completely reimagined in 2026. Quartz countertops meet a slab backsplash and custom cabinetry in a kitchen that doesn’t announce itself, it performs. Bosch stainless steel appliances stay the course. Wide plank engineered hardwood floors flow seamlessly through living and bedrooms. The marble-style bathroom feels like a sanctuary, not an afterthought. Light doesn’t just enter this unit; it lives here. South/east-facing windows mean natural light from sunrise to sunset. The corner layout means minimal shared walls, so your space actually breathes. The private balcony extends your living space outdoors and becomes your third room by summer. The Kerr Village advantage: Oakville GO is a short bus ride or quick drive away. Lakeside Park’s trails and beaches anchor your weekends. Independent coffee roasters, a farmers’ market, and a culinary scene spanning Italian, Persian, and beyond. It’s that rare neighbourhood where you know your café owner by name. Condo fees cover heat, hydro, water, party room, and secure underground parking. (70544973)
All photos
45 additional · click any to expand
Section · Neighborhood
Where it sits.
Oakville
Kerr Village is a walkable south Oakville corridor between the QEW and Lake Ontario, anchored by independent restaurants, cafes, a farmers' market, and Tannery Park / Lakeside Park along the shoreline. Oakville GO on the Lakeshore West line is a short bus ride or quick drive north, giving tenants a one-seat commute into downtown Toronto. The submarket draws young professionals and downsizers who want lake proximity without Bronte or downtown Oakville pricing, supporting steady rental absorption for renovated stock.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: 20% down scenario carries estimated -$568.52 monthly negative cash flow
Estimated rent of $2,750 is sourced from widened comparables, not direct in-building comps
Condo fees include heat and hydro; future fee increases would compress NOI directly
Rent estimate assumes the 2026 renovation supports top-of-market lease rates in the building
Single-bathroom 2-bed limits tenant pool versus 2-bed / 2-bath competition