Brant Hills 4-level backsplit on 73-foot lot with in-law potential, listed at $1,050,000
A solid-brick detached home in Burlington's established Brant Hills community with a separate side entrance and walk-out, offering in-law suite potential on a 73-foot frontage lot. Cash-flow math only turns positive at 75% down or higher, making this a low-leverage hold for end-user-style investors.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,050,000
Cap rate
+2.18%
Est. monthly rent
$3,700
Source: comparables_widened
Est. net spread
+$152K
6mo hold
Annualized ROI
+27%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.18% 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
$151,825 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 | $367,500 |
| Mortgage principal | $682,500 |
| Land transfer tax | $15,750 |
| Closing costs | $15,750 |
| Total acquisition | $399,000 |
Monthly cash flow
| Estimated rent | +$3,700 |
| Operating expenses | -$1,794 |
| Mortgage payment | -$3,986 |
| Net cash flow | -$2,079/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $185/mo |
| Maintenance reserve | $875/mo |
| Insurance | $438/mo |
| Property management | $296/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=21).
Breakeven
This property turns cash-flow positive at 68.9% 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 ($15,750), and closing costs ($15,750).
Section · Investment Thesis
Why this property.
This 3-bed, 3-bath detached backsplit at 2471 Malcolm Crescent is listed at $1,050,000 in Burlington's Brant Hills neighbourhood. With 1,846 sqft above grade plus a finished lower level, a double car garage, and a 73-foot frontage lot, the property is positioned more as a long-hold family home with secondary-suite optionality than as a yield-driven rental. Estimated monthly rent is $3,700 based on 21 widened comparables, producing a gross annual rent of $44,400, estimated annual NOI of $22,878, an estimated cap rate of 2.18%, and an estimated gross yield of 4.23%.
Leverage sensitivity is high on this asset. At 20% down ($210,000), estimated monthly cash flow is -$2,999.16 with a -14.90% cash-on-cash return; at 35% down it improves to -$2,079.35 monthly (-6.25% cash-on-cash); and at 50% down ($525,000), carry is still negative at -$1,159.54 monthly (-2.50% cash-on-cash). The property only approaches positive carry at 75% down, where estimated monthly cash flow is +$373.48 (0.55% cash-on-cash), and on an all-cash basis the estimated monthly cash flow is +$1,906.50 (2.12% cash-on-cash). The minimum recommended down payment for neutral or positive carry is therefore 75%.
The investment case rests on the property's optionality rather than current yield. The main floor has three separate points of entry and exit, including a side entrance and a walk-out to the backyard, which the listing notes as flexibility for "potential in-law considerations." Adding a conforming secondary suite could materially shift the rent assumption used here, though that scenario is not modelled in the figures above. Brant Hills itself is an established Burlington community with parks, schools, and trail access, and proximity to highways and shopping supports steady end-user demand on resale.
Hold-period implications are 60+ months. At 20%, 35%, and 50% down, monthly carry is materially negative and an investor would be funding the hold out of pocket, so this property suits a substantially-cash or cash buyer who values the lot, the in-law layout, and the Burlington address over near-term yield. Financial figures are estimates only.
Key features
- 4-level backsplit, 1,846 sqft
- 73-foot frontage lot
- Solid brick construction
- Three separate points of entry including side entrance and walk-out
- Potential in-law suite layout
- Updated kitchen with quartz counters and stainless appliances
- Double car garage plus driveway parking for two
- Finished lower basement with exposed brick walls
- Walking distance to schools, parks, and trails
Original MLS description
Welcome to this beautiful 4-level backsplit nestled in the highly desirable Brant Hills community - a quiet, family-friendly neighbourhood known for its parks, schools, trails, and convenient access to shopping, highways, and everyday amenities. Situated on an impressive 73-foot frontage lot, this solid brick home offers exceptional space, functionality, and warmth throughout. The beautifully updated kitchen features quartz countertops, stainless steel appliances, and a stylish modern design that flows seamlessly into the bright and inviting main floor living area. The main floor features three separate points of entry and exit, including a convenient side entrance and a walk-out to the backyard, offering flexibility for families, guests, or potential in-law considerations. The upper level offers three spacious bedrooms, while the upper basement level includes an additional bedroom and a cozy fireplace setup with an exposed brick mantle, creating the perfect atmosphere for relaxing or entertaining. The finished lower basement adds even more versatile living space and showcases stunning exposed brick walls that add character and charm rarely found in homes today. Outside, enjoy a large backyard complete with a storage shed, plenty of green space, and room to entertain, garden, or unwind. Parking is no issue with a double car garage and additional driveway parking for two vehicles. Ideally located within walking distance to schools, parks, and trails, and just minutes to grocery stores, major shopping, and highway access, this is an incredible opportunity to own a spacious family home in one of Burlington’s most established communities. (70557159)
All photos
46 additional · click any to expand
Section · Neighborhood
Where it sits.
Burlington
Brant Hills is an established residential pocket in north Burlington known for parks, schools, and trail access, with convenient connections to Highways 407 and the QEW corridor as well as grocery and major shopping. The area draws steady family-buyer demand, which supports resale liquidity for detached product on larger lots. The subject sits on a 73-foot frontage lot, which is wider than typical infill in the neighbourhood and is the type of land profile that tends to hold value through GTA cycles.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative estimated monthly cash flow at 20%, 35%, and 50% down payment scenarios
High leverage sensitivity: property only reaches positive carry at 75% down or all-cash
Estimated cap rate of 2.18% is below typical investor underwriting thresholds
Rent estimate of $3,700 is based on widened comparables (21 comps), which may indicate the immediate submarket has limited direct rental comps
In-law suite potential referenced in listing is not a legal secondary suite; conversion would require permits and verification of zoning
Property tax shown as $0 in the financials payload appears incomplete and should be verified before closing