Renovated Brampton South bungalow with side entrance and finished basement, listed at $949,000
Oversize 3-bed detached bungalow in Brampton South with a separate side entrance to a finished basement suite, positioning the property for owner-occupier plus rental or future multi-unit conversion. At list price, projected cash flow is negative under all leveraged scenarios and only turns positive on an all-cash basis.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$949,000
Cap rate
+1.69%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$216K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Oversize 3-bed detached bungalow in Brampton South with a separate side entrance to a finished basement suite, positioning the property for owner-occupier plus rental or future multi-unit conversion.
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 | $332,150 |
| Mortgage principal | $616,850 |
| Land transfer tax | $14,235 |
| Closing costs | $14,235 |
| Total acquisition | $360,620 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,563 |
| Mortgage payment | -$3,602 |
| Net cash flow | -$2,266/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $791/mo |
| Insurance | $395/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 75.9% 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 ($14,235), and closing costs ($14,235).
Section · Investment Thesis
Why this property.
87 Ambleside Drive is a detached bungalow in Brampton South listed at $949,000, with an estimated monthly rent of $2,899.50 and estimated annual NOI of $16,035.78, producing an estimated cap rate of 1.69% and gross yield of 3.67%. The home has been substantially renovated, including a family-size kitchen with island, plus a separate side entrance leading to a finished basement with an oversized bedroom (described as convertible to two), a 3-piece bath, gas fireplace, and above-grade windows. That layout is the core investor angle here: the structure supports a single-tenant lease today and a potential basement-suite legalization path for value-add investors willing to navigate Brampton's secondary unit registration process.
Leverage sensitivity on this asset is high, and the property does not service its debt at current rates under any leveraged scenario. At 20% down, estimated monthly cash flow is -$3,097.47 with a cash-on-cash return of -17.03%. At 35% down, estimated cash flow improves to -$2,266.14 (-7.54% cash-on-cash). At 50% down, estimated cash flow is -$1,434.80 (-3.42%). At 75% down, the property approaches breakeven at -$49.24 per month (-0.08% cash-on-cash). Only at 100% cash does the property turn positive, with estimated monthly cash flow of $1,336.31 and a cash-on-cash return of 1.64%. The minimum recommended down payment for neutral carry is therefore 75%, and true positive carry requires an all-cash purchase.
The investment case rests less on in-place yield and more on land value, location, and the optionality of the separate side entrance. Brampton South sits with stated access to Highway 10, Highway 410, and Highway 407, near schools, hospital, and shops, anchoring end-user demand for a detached bungalow on a four-car driveway lot. For an appreciation-oriented buyer with a long hold, the carry cost at 75% down is modest, and an all-cash buyer earns a small positive yield plus land exposure. For a yield-focused investor, the underwriting at list price does not work without either a rent uplift from a legal second suite or a price concession.
Hold-period implications: this is a 60+ month hold. Investors using high leverage should expect to fund meaningful monthly shortfalls, and the thesis depends on either Brampton land appreciation, basement-suite income above the single-rent assumption, or both. Sutton Group Admiral Realty can model a two-unit rental scenario on request.
Key features
- Detached bungalow, 3 bedrooms, 2 bathrooms
- Completely renovated family-size kitchen with island
- Separate side entrance to finished basement
- Finished basement with oversized bedroom (convertible), 3-pc bath, gas fireplace, above-grade windows
- Garage plus parking for 4 in the driveway
- Fenced yard with patio and decks
- Stated access to Highway 10, 410, and 407
- 68 rental comparables used for rent estimate
Original MLS description
Welcome to. 87 Ambleside Dr. in a very sought-after area close to high quality schools, hospital, shops great access to Hwy 10, 410, 407. This is a oversize bunglow with great curb appeal with a large veranda, gar, plus .parking for 4 in the drive. Bright foyer leading to the living room free-standing fireplace, over looking formal dining room, huge over size completely renovated family size kitchen, island with stools ,fridge, stove. dishwasher, loads of counters and cupboards, pot drawers, and pull-outs, a cook's dream kitchen. Good size master with large closet plus two other bedrooms. Separate side entrance leading to finished basement, with huge bedroom which could be made into 2, oversized rec room, 3pc bath, gas fireplace, all windows above grade and laminate floors thur out living area. Side entrance to patio, decks and fenced yard for summer BBQ. Don't miss this one. (42830693)
All photos
44 additional · click any to expand
Section · Neighborhood
Where it sits.
Brampton South
Brampton South is an established west-Brampton pocket with mature streets, proximity to Brampton Civic-area amenities, and stated access to Highway 10, Highway 410, and Highway 407, giving tenants and end-users multi-direction commuter coverage across the GTA west. The raw listing cites high quality schools, hospital, and shops nearby, which supports stable family-rental demand for detached three-bedroom product.
Demand drivers in this submarket lean toward end-user families and multi-generational households, which is consistent with the bungalow format and the separate side entrance to a finished lower level. Detached supply in Brampton South is finite, and land value typically underwrites long-term appreciation more than in-place rental yield.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property is cash-flow negative at 20%, 35%, 50%, and 75% down scenarios
Only the 100% cash scenario produces positive monthly cash flow, at $1,336.31 with a 1.64% cash-on-cash return
Estimated cap rate of 1.69% is below typical GTA debt-service thresholds at current mortgage rates
Basement second-suite income is not assumed in the underwriting; legalization under Brampton's secondary unit framework is required to realize a two-unit rent scenario
Annual property tax shown as $0.00 in the financial inputs, which appears to be a data gap and should be verified before closing
Square footage shown as 102 in the listing data appears to be a data entry issue and should be confirmed
No recent sold comparables were available to triangulate value