Renovated Burlington Brant detached with separate basement suite, walk to downtown
Fully renovated detached in Burlington's Brant neighbourhood with a separate basement apartment and 2024 mechanical updates. Estimated cash flow is negative under all financed scenarios and modestly positive only on an all-cash basis.
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
The Deal
Fully renovated detached in Burlington's Brant neighbourhood with a separate basement apartment and 2024 mechanical updates.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (21 comps).
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.
586 Woodland Avenue is a studs-out renovated detached home in Burlington's Brant neighbourhood, listed at $1,649,900. The property includes a separate, fully finished basement apartment with its own laundry and new egress windows, providing a secondary income stream or in-law suite. Electrical and plumbing were redone in 2024, and the backyard pool received a new pump, filter, and heater in 2025, reducing near-term capex risk. Estimated gross annual rent is $44,400 with annual NOI of $13,879.50, producing an estimated cap rate of 0.84% and gross yield of 2.69%.
Leverage sensitivity is high in absolute dollar terms but the property does not reach positive carry at any financed scenario. At 20% down ($329,980), estimated monthly cash flow is -$6,551.81 with a cash-on-cash return of -20.72%. At 35% down ($577,465), estimated monthly cash flow improves to -$5,106.48 (-9.77% cash-on-cash). At 50% down ($824,950), estimated monthly cash flow is -$3,661.15 (-5.02%). Even at 75% down ($1,237,425), the property still bleeds an estimated -$1,252.26 per month (-1.17% cash-on-cash). Only an all-cash purchase of $1,649,900 produces positive carry, at an estimated +$1,156.62 per month and a 0.82% cash-on-cash return.
The minimum down payment for neutral or positive carry is 100% cash. Buyers using any mortgage at the 4.99% rate and 25-year amortization assumed here should expect to fund monthly shortfalls from outside capital. The investment case therefore rests on owner-occupier value (the renovated main home plus a tenanted basement to offset carrying costs), long-term Burlington land appreciation, or a future rent reset, rather than current income.
Hold period implications favour long-term holders with deep liquidity. Given the low yield, this is a multi-decade hold suited to capital preservation in a high-demand Burlington pocket within walking distance to downtown, the Burlington Library, Central Park, the YMCA, and transit. Investors seeking current income should look elsewhere; this asset suits cash buyers, end-users with rental offset, or appreciation-focused portfolio builders.
Key features
- Fully renovated to the studs with engineered hardwood, pot lights, crown moulding
- Custom kitchen with quartz counters, custom cabinetry, and stainless appliances
- Separate finished basement apartment with own washer and dryer and new egress windows
- Electrical and plumbing redone in 2024
- Heated pool with new pump, filter, and heater (2025), new deck and sliding door
- Walking distance to downtown Burlington, Library, Central Park, YMCA, and transit
- Primary bedroom with walk-in closet and ensuite with double vanity
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
The Brant neighbourhood is one of Burlington's most established and walkable pockets, anchored by downtown Burlington's restaurants, shops, and waterfront. The subject sits within walking distance of downtown, the Burlington Library, Central Park, the YMCA, and public transit, supporting both end-user demand and tenant appeal.
Burlington benefits from QEW and GO Transit access to Toronto and Hamilton job markets, and the Brant corridor has seen sustained reinvestment in single-family stock. Land scarcity in this pocket supports long-term values, though current yields on detached product remain compressed relative to financing costs.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative estimated monthly cash flow at every financed scenario (20%, 35%, 50%, 75% down) at the 4.99% rate assumed
Positive carry only achieved with 100% cash purchase, and even then cash-on-cash is just 0.82%
High leverage sensitivity: monthly shortfall ranges from $6,551.81 at 20% down to $1,252.26 at 75% down
Estimated cap rate of 0.84% is well below prevailing mortgage rates, indicating negative leverage
Listing describes 4 bedrooms while feed data shows 3 beds; buyer should verify bedroom count and basement suite legal status
Sqft field shows 139, likely a data error; buyer to verify actual square footage
Rent estimate based on widened comparables (21 comps), actual achievable rent for main plus basement should be re-verified
No recent sold comparables available to triangulate value