Large Brampton East bungalow with separate side entrance and second basement kitchen
A 3+3 bedroom detached bungalow in Brampton East with a finished basement, second kitchen, and separate side entrance suitable for multi-generational living or in-law setup. Sold "As Is" at $769,900 with negative carry under leveraged scenarios.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$769,900
Cap rate
+2.43%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$174K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
A 3+3 bedroom detached bungalow in Brampton East with a finished basement, second kitchen, and separate side entrance suitable for multi-generational living or in-law setup.
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 | $269,465 |
| Mortgage principal | $500,435 |
| Land transfer tax | $11,549 |
| Closing costs | $11,549 |
| Total acquisition | $292,562 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,339 |
| Mortgage payment | -$2,923 |
| Net cash flow | -$1,362/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $642/mo |
| Insurance | $321/mo |
| Property management | $232/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (68 comps).
Breakeven
This property turns cash-flow positive at 65.3% 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 ($11,549), and closing costs ($11,549).
Section · Investment Thesis
Why this property.
This Brampton East detached bungalow at 84 Ardglen Drive is listed at $769,900 and features a 3-bedroom main floor plus a 3-bedroom finished basement with a second full kitchen, full laundry, and a separate side entrance. The configuration lends itself to multi-generational use or an in-law arrangement, though buyers should note the property is being sold on an "As Is" basis, which materially affects underwriting and reserve planning.
On estimated economics, the projected gross annual rent is $34,794 against estimated monthly expenses of $1,339.31, producing an estimated annual NOI of $18,722.28 and an estimated cap rate of 2.43%. Leverage sensitivity is high. At 20% down, estimated monthly cash flow is -$2,036.83 with a cash-on-cash return of -13.80%. At 35% down, estimated monthly cash flow improves to -$1,362.39 (-5.59% cash-on-cash). At 50% down, estimated monthly cash flow is still negative at -$687.95 (-2.02%). The property approaches positive carry only at 75% down, with estimated monthly cash flow of +$436.12 (0.87% cash-on-cash), and reaches +$1,560.19 per month at an all-cash purchase (2.36% cash-on-cash).
The minimum down payment for neutral or positive monthly carry under these assumptions is 75%. Buyers using conventional leverage should expect to fund monthly shortfalls from outside capital, and the investment case rests primarily on long-term Brampton land appreciation and the optionality of the basement suite rather than near-term yield. A 5.99% mortgage rate over 25 years is used in these projections; rate moves will shift carry materially.
Recommended hold period is 60 months or longer to absorb negative carry under leverage, amortize the "As Is" repair exposure, and allow Brampton's transit and population trajectory to contribute to value. This property suits cash-heavy buyers or end-users who can convert the basement into legal rental income, rather than yield-focused investors deploying minimum down.
Key features
- 3-bedroom main floor plus 3-bedroom finished basement
- Second full kitchen in basement with full laundry
- Separate side entrance suitable for in-law or multi-generational use
- New flooring on main floor; wood flooring in basement
- Walk-in closet in basement primary bedroom
- Detached bungalow on a central Brampton lot
- Sold 'As Is' basis
Original MLS description
Rare opportunity to own one of the largest bungalows in the area - offering exceptional space, a versatile layout, and a prime central location close to all amenities. The main floor features 3 generous bedrooms, a large living room, full kitchen, main floor new flooring installed. The fully finished basement includes 3 additional bedrooms, a spacious primary bedroom with a huge walk-in closet, a large pantry/storage room, full laundry room with washer & dryer, a second full kitchen, and wood flooring throughout. Separate side entrance provides excellent potential for extended family, or multi-generational living. Located in a high-demand neighborhood close to schools, transit, shopping, parks, and major conveniences. A fantastic opportunity for families, investors, or anyone seeking space and flexibility. Don't miss this one. Sold in "As Is" basis...... some pictures are virtually staged. (42830056)
All photos
42 additional · click any to expand
Section · Neighborhood
Where it sits.
Brampton East
Brampton East is an established residential pocket in central Brampton with access to Queen Street transit corridors, Bramalea City Centre, Highway 410, and the Bramalea GO Station. The area has historically drawn families and multi-generational households, supporting demand for bungalows with basement suites. Local amenities include schools, parks, and shopping within short driving distance.
Brampton's broader fundamentals, including population growth, proximity to Pearson employment nodes, and continued transit investment along the Hurontario LRT and GO corridors, underpin a long-duration appreciation case, though near-term rental yields in detached product remain compressed relative to carrying costs.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Sold 'As Is' per listing, condition risk and unknown deferred maintenance should be priced in
High leverage sensitivity: negative monthly cash flow at 20%, 35%, and 50% down scenarios
Estimated cap rate of 2.43% is below typical financing cost, returns depend on appreciation
Basement suite legality and fire-code compliance for the separate entrance not confirmed in listing
Some listing photos are virtually staged per the description
Reported sqft figure of 102 appears inconsistent with a large bungalow and may be a data error in the source feed