All-brick Whitby bungalow with separate-entrance basement suite on 70x100 lot
Detached Downtown Whitby bungalow listed at $799,000 with a finished basement, separate entrance, and in-law or secondary suite potential. Estimated cap rate of 2.22% with positive carry only emerging at 75% down or greater under current assumptions.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$799,000
Cap rate
+2.22%
Est. monthly rent
$2,850
Source: comparables_widened
Est. net spread
+$183K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.22% 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
$182,517 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 | $279,650 |
| Mortgage principal | $519,350 |
| Land transfer tax | $11,985 |
| Closing costs | $11,985 |
| Total acquisition | $303,620 |
Monthly cash flow
| Estimated rent | +$2,850 |
| Operating expenses | -$1,369 |
| Mortgage payment | -$3,033 |
| Net cash flow | -$1,552/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $143/mo |
| Maintenance reserve | $666/mo |
| Insurance | $333/mo |
| Property management | $228/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=20).
Breakeven
This property turns cash-flow positive at 68.3% 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 ($11,985), and closing costs ($11,985).
Section · Investment Thesis
Why this property.
This is a 3-bedroom all-brick bungalow in Downtown Whitby listed at $799,000, sitting on a 70 x 100 ft lot with a finished basement that includes a bedroom, kitchen, rec room, sauna, ensuite washroom, and a separate entrance. The configuration supports an in-law suite or secondary unit conversion thesis, which is the most credible path to improving the rent profile beyond the estimated $2,850 monthly market rent used in the underwriting.
The shared underwriting assumes gross annual rent of $34,200, annual NOI of $17,769, and a cap rate of 2.22%. Leverage sensitivity is high. At 20% down, estimated monthly cash flow is -$2,252.23 with a cash-on-cash return of -14.71%. At 35% down, monthly cash flow improves to -$1,552.29 (-6.14% cash-on-cash). At 50% down, monthly cash flow is -$852.36 (-2.42% cash-on-cash). The property only crosses into positive carry at 75% down, where estimated monthly cash flow is $314.19 (0.60% cash-on-cash), and at 100% cash the estimated monthly cash flow is $1,480.75 (2.16% cash-on-cash).
The minimum recommended down payment for neutral or positive carry under the base rent assumption is 75%. Investors targeting leveraged cash flow at 20% or 35% down should treat this property as a value-add play, underwriting the basement suite as a legal second unit to lift gross rent materially above the $2,850 single-tenancy estimate. Recent capital items, including the furnace (2024), owned hot water tank (2020), 200 amp electrical service, and new basement flooring (2025), reduce near-term capex risk.
Hold period implications: this is a 60+ month hold. The base-case cash returns at typical leverage are negative, so the thesis depends on either executing a legal duplex conversion to lift NOI, or on long-term Durham Region appreciation tied to GO Train access and downtown Whitby infill demand. Buyers underwriting at 20% to 50% down should size carry reserves accordingly.
Key features
- All-brick bungalow on 70 x 100 ft lot
- 3 bedrooms on main floor plus finished basement with separate entrance
- Basement includes bedroom, kitchen, rec room, sauna, and ensuite washroom
- In-law suite or secondary unit potential
- 200 amp electrical service
- Furnace (2024), owned hot water tank (2020), A/C (2015)
- New basement flooring (2025)
- 3-car driveway, fully fenced yard, walk-in garden shed
- Directly across from Henry Street High School
- Walking distance to GO Train, transit, and Highway 401
Original MLS description
Fantastic opportunity to own this solid all-brick bungalow in a highly convenient, family-friendly neighbourhood! Situated on a spacious 70 x 100 ft lot, this well-maintained home features 3 bedrooms on the main floor plus a finished basement with a separate entrance, offering excellent in-law suite or income potential. The main floor offers hardwood flooring, a bright living and dining area, and a walkout to the backyard deck-perfect for entertaining. Perfect for families, this home is located directly across the street from Henry Street High School and within walking distance to Anne's Street Park, West Lynde Public School, and Saint Marguerite d'Youville Catholic School. If having nearby schools, parks, and everyday convenience is important for your family, this is the perfect home for you. Close to transit, GO Train, and multiple highways, making commuting easy and stress-free. The finished basement includes a bedroom, kitchen, rec room, sauna, ensuite washroom, and new flooring (2025), making it ideal for extended family or additional living space. Outside, enjoy a fully fenced yard, a 3-car driveway, and a large walk-in garden shed with an attached enclosed space ideal for pets, storage, or a play area. Additional upgrades include 200 amp electrical service, owned hot water tank (2020), furnace (2024), and A/C (2015) - saving new buyers thousands of dollars in future expenses. A wonderful home with space, flexibility, and a location families will truly appreciate! (42832377)
Section · Neighborhood
Where it sits.
Downtown Whitby
Downtown Whitby is an established Durham Region node with proximity to the Whitby GO station, Highway 401, and Highway 412. The subject sits directly across from Henry Street High School and within walking distance to West Lynde Public School and Saint Marguerite d'Youville Catholic School, supporting family rental demand and resale liquidity.
Whitby has benefited from continued GTA east-end population growth and infrastructure investment around the 401/412/407 corridor. Detached bungalows on 70-foot lots in the downtown core are increasingly scarce, which supports a longer-term land-value thesis independent of in-place rent.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down scenarios
Property only reaches positive carry at 75% down ($314.19/month estimated) under base rent assumptions
Cap rate of 2.22% is below typical investor thresholds; thesis depends on basement suite legalization or long-term appreciation
Basement suite legality and compliance with Whitby second-unit bylaws should be independently verified
Sqft figure in source data (65) appears to be a data entry artifact and should be verified on site
No recent sold comparables available to validate price or rent assumptions
Rent estimate based on widened comparables (20 comps), single-tenancy basis