West Hill detached on 44' x 184' lot with separate side entrance and basement suite potential
Original-owner 3-bed detached in West Hill on a deep 44 by 184 foot lot with a separate side entrance to the basement and documented potential for additional living space. Strategy is a value-add suite conversion to lift NOI above the current 1.94% cap rate.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$849,000
Cap rate
+1.94%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$190K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.94% 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
$190,442 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
75% 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 | $297,150 |
| Mortgage principal | $551,850 |
| Land transfer tax | $12,735 |
| Closing costs | $12,735 |
| Total acquisition | $322,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,425 |
| Mortgage payment | -$3,223 |
| Net cash flow | -$1,848/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $708/mo |
| Insurance | $354/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 72.3% 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 ($12,735), and closing costs ($12,735).
Section · Investment Thesis
Why this property.
A value-add investor with renovation capacity is the target buyer at $849,000. The mechanic is a basement-suite conversion using the existing separate side entrance, lifting rent above the current $2,800 single-tenancy comp and pushing the 1.94% cap rate toward a defensible income profile. As listed, the property does not carry at moderate leverage; the thesis is to underwrite the post-conversion rent roll, not the in-place numbers, over a 24 to 60 month hold.
West Hill sits in southeast Scarborough between Highway 401 and Lake Ontario, with the Guildwood GO station on the Lakeshore East line providing direct service to Union Station. The listing cites close proximity to Highway 401, GO Station, Recreation Centre, Shopping and Groceries, plus steps to William G. Miller P.S. and St. Malachy Catholic School. The 44 by 184 foot lot is well above typical Scarborough frontage, which supports rear addition or garden-suite optionality under Toronto's expanded as-of-right multiplex permissions. The corridor along Kingston Road has seen steady mid-rise application activity, anchoring medium-term household formation in the catchment.
At 75% down the property prints estimated monthly cash flow of $135.19 and a 0.24% cash-on-cash return; at 100% cash it prints $1,374.75 monthly and 1.89%. Recommended structure is high equity or full cash at close, permit and build out the basement unit within the first 12 months, then refinance on the lifted rent roll. Hold 36 to 60 months while Kingston Road intensification plays out.
Key features
- 44 by 184 foot premium lot, well above Scarborough average frontage
- Separate side entrance to basement with potential additional living space
- 1,560 sqft main floor with sunken family room addition
- Renovated eat-in kitchen with granite counters
- New furnace and central air conditioning installed 2019
- Steps to William G. Miller P.S. and St. Malachy Catholic School
- Close proximity to Highway 401 and Guildwood GO station
- Original-owner home, well maintained
Original MLS description
Discover the Charm of this Original Owners Home nestled on a premium lot 44' x 184' Ft Lot. This well maintained Home offering a spacious and practical 1,560Sqft Main Floor featuring Living Room, ideal for hosting guests. A Dining Rm area provides ample space for those Special Occasions. The Bright Renovated Eat-in Kitchen with Granite Counter Tops, a Sunken Family Rm Addition designed for both comfort and convenience offering a Floor to Ceiling Brick Fireplace and SGW/O. The Primary Bedroom is equipped with a Double closet and 2pc Ensuite. Separate Side Entrance to the Basement with Potential Additional Living Space. Note New Furnace/CAC 2019. Updated Kitchen 2010. Family Rm Addition 1976. Located Steps away from William G. Miller P.S. & St. Malachy Catholic School, Library, Parks and Trails, Lake Ontario and in close proximity to Highway 401, GO Station, Recreation Centre, Shopping & Groceries. (42821726)
Section · Neighborhood
Where it sits.
West Hill
West Hill is a southeast Scarborough neighbourhood bordered by Highway 401, Kingston Road, and Lake Ontario. The Guildwood GO station on the Lakeshore East line gives direct rail access to Union Station, and the 401 interchange at Morningside is minutes north. The immediate pocket around Bennett Road is a stable owner-occupied enclave with mature trees and oversized lots, feeding William G. Miller P.S. and St. Malachy Catholic School.
Demand drivers include the University of Toronto Scarborough campus and Centennial College Morningside to the north, plus Rouge National Urban Park and the Waterfront Trail to the south. Kingston Road has been the focus of mid-rise intensification studies, and Toronto's multiplex zoning framework now permits up to four units as-of-right on lots of this size.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at 20%, 35%, and 50% down scenarios; property only reaches positive carry at 75% down or higher
High leverage sensitivity: monthly cash flow swings from -$2,591.83 at 20% down to +$1,374.75 at 100% cash
Cap rate of 1.94% is below typical GTA investor thresholds without value-add execution
Basement conversion is described as potential only; permits, fire separation, ceiling height, and egress have not been verified
No recent sold comparables available, so ARV and post-conversion rent assumptions carry execution risk
Original-owner home built decades ago may carry latent capital items (roof, windows, electrical) beyond the disclosed 2019 furnace and 2010 kitchen updates