Renovated Brant-village detached with separate basement apartment, two blocks from downtown Burlington
Fully rebuilt 4-bedroom detached in Burlington's Brant neighbourhood with a turn-key separate basement apartment and walk-to-downtown location. Priced at $1,649,900 with an estimated cap rate of 0.84%, the property is a value-add income play rather than a yield trade.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,649,900
Cap rate
+0.84%
Est. monthly rent
$3,700
Source: comparables_widened
Est. net spread
+$377K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.84% 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
$376,652 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 | $577,465 |
| Mortgage principal | $1,072,435 |
| Land transfer tax | $24,749 |
| Closing costs | $24,749 |
| Total acquisition | $626,962 |
Monthly cash flow
| Estimated rent | +$3,700 |
| Operating expenses | -$2,543 |
| Mortgage payment | -$6,263 |
| Net cash flow | -$5,106/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $185/mo |
| Maintenance reserve | $1,375/mo |
| Insurance | $687/mo |
| Property management | $296/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=21).
Breakeven
This property turns cash-flow positive at 88.0% 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 ($24,749), and closing costs ($24,749).
Section · Investment Thesis
Why this property.
This listing suits a value-add investor or owner-occupier who wants the second-suite income to offset carry in a low-yield, high-demand Burlington submarket. The mechanic is the separate basement apartment, fully finished with its own washer and dryer and new egress windows, positioned as a turn-key rental against a main-floor and upper-level owner or premium-tenant unit. At $1,649,900 with an estimated 0.84% cap rate, this is a NOI-lift and appreciation hold, not a cap-rate trade.
The Brant neighbourhood sits inside the walk-up catchment of downtown Burlington, with the listing citing walking distance to the Burlington Library, Central Park, the YMCA, and public transit. Downtown Burlington has been the focus of municipal intensification policy, and Brant Street is the spine connecting the waterfront and Spencer Smith Park to the Burlington GO corridor on Fairview. The property is a short drive to Burlington GO on the Lakeshore West line into Union Station, and to the QEW for Mississauga and Hamilton employment. Detached lots inside the historic Brant pocket trade thinly, which supports land value over the longer hold.
Execution: at 100% cash the property produces an estimated $1,156.62 monthly cash flow with both units tenanted, while 75% down still carries an estimated $1,252.26 monthly shortfall. The recommended structure is 100% cash or a heavy-equity position, holding 60+ months while the renovated condition (electrical and plumbing redone in 2024, new pool equipment in 2025) limits near-term capex. Refinance once rates ease, or exit to an end-user buyer drawn to the in-law suite.
Key features
- Fully renovated 4-bed, 3-bath detached, taken to the studs
- Separate basement apartment with new egress windows and own laundry
- Electrical and plumbing redone in 2024
- Heated pool with new pump, filter, and heater (2025)
- Custom kitchen with quartz counters and stainless appliances
- Walking distance to downtown Burlington, Library, Central Park, YMCA, transit
Original MLS description
This fully renovated 4-bedroom, 3-bathroom home includes a separate basement apartment, offering rare flexibility for extended family living or rental income in one of Burlington's most sought-after neighbourhoods. Taken right down to the studs and rebuilt with intention, the main home features engineered hardwood flooring throughout, paired with pot lights, crown moulding, and high-quality trim in every room. The custom kitchen features quartz countertops, custom cabinetry, a custom range hood, stainless steel appliances, and under-cabinet lighting. Brand-new interior doors and a hickory hardwood staircase with a custom railing and banister. Open-concept living flows from the kitchen through the dining room to the living room, with natural light pouring through the space. The main floor offers 2 bedrooms and a full bathroom, while upstairs you'll find a spacious laundry room leading into the primary bedroom, complete with a walk-in closet and an ensuite finished in two-foot tile with a double vanity. The separate basement apartment is fully finished with durable vinyl flooring, new egress windows, and its own washer and dryer, a true turn-key suite ready for a tenant or in-laws. Electrical and plumbing both redone in 2024. Private backyard built for summer featuring a heated pool with brand new pump, filter, and heater (2025), along with a new deck, new sliding door, and all-new gates surrounding the property. Located within walking distance to downtown, shops and restaurants, the Burlington Library, Central Park, the YMCA, and public transit, this is one you will not want to miss. (42820597)
All photos
44 additional · click any to expand
Section · Neighborhood
Where it sits.
Brant
Brant is one of Burlington's original downtown-adjacent neighbourhoods, bordered by Brant Street, Lakeshore Road, and Maple Avenue. The pocket draws end-user demand from buyers wanting walking access to downtown Burlington, the waterfront, Spencer Smith Park, and Joseph Brant Hospital, with Burlington GO on the Lakeshore West line a short drive north for commuters into Union Station.\n\nMunicipal policy has prioritized intensification along the Brant Street corridor and around the downtown mobility hub, which underpins long-term land values for detached lots inside the historic core. QEW access supports commuters to Mississauga, Oakville, and Hamilton employment.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estimated cap rate of 0.84% is well below GTA financing costs; property is negative carry at all financed scenarios
High leverage sensitivity: monthly shortfall ranges from an estimated $6,551.81 at 20% down to positive $1,156.62 at 100% cash
Even 100% cash produces only an estimated 0.82% cash-on-cash return; thesis depends on appreciation and second-suite income, not yield
Rent estimate of $3,700/month is sourced from widened comparables and may not reflect achievable rent for the combined main home plus basement suite
Reported sqft of 139 appears to be a data error; verify actual square footage before underwriting
Pool maintenance and seasonal carrying costs add to operating expenses