West Hill detached bungalow on 80x100 ft lot near Guildwood GO, severance potential
Detached 2+2 bungalow on a prime 80x100 ft lot in West Hill, walkable to Guildwood GO and the lake, with possible severance into two lots. Sold as-is and currently tenanted; the investment thesis is land value and future redevelopment rather than current cash flow.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$699,999
Cap rate
+1.18%
Est. monthly rent
$1,800
Source: comparables_widened
Est. net spread
+$160K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Detached 2+2 bungalow on a prime 80x100 ft lot in West Hill, walkable to Guildwood GO and the lake, with possible severance into two lots.
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 | $245,000 |
| Mortgage principal | $454,999 |
| Land transfer tax | $10,500 |
| Closing costs | $10,500 |
| Total acquisition | $266,000 |
Monthly cash flow
| Estimated rent | +$1,800 |
| Operating expenses | -$1,109 |
| Mortgage payment | -$2,657 |
| Net cash flow | -$1,966/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $90/mo |
| Maintenance reserve | $583/mo |
| Insurance | $292/mo |
| Property management | $144/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (67 comps).
Breakeven
This property turns cash-flow positive at 83.1% 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 ($10,500), and closing costs ($10,500).
Section · Investment Thesis
Why this property.
This is a land-driven, value-add and appreciation play in Toronto's West Hill, not a cash flow asset. The list price is $699,999 for a detached bungalow with 2+2 bedrooms and a basement separate entrance sitting on an 80x100 ft lot. The listing notes the property "Could Possibly Be Severed Into 2 Lots", which is the central catalyst. It is sold as-is and currently tenanted, so the practical path is to hold and collect rent while pursuing severance, redevelopment, or future resale to an end-user or builder.
The income picture is thin on its own. Estimated monthly rent is $1,800 against estimated monthly expenses of $1,109, producing an estimated annual NOI of $8,292.01, an estimated cap rate of 1.18%, and a gross yield of 3.09%. Leverage sensitivity is high. At 20% down, estimated monthly cash flow is -$2,579.44 with a monthly mortgage of $3,270.44 and an estimated cash-on-cash return of -19.23%. At 35% down, estimated cash flow is -$1,966.23 (-8.87% cash-on-cash). At 50% down, estimated cash flow is -$1,353.02 (-4.38%). At 75% down, the carry narrows materially to an estimated -$331.01 per month (-0.73%). Only at 100% cash does the property reach positive carry, at an estimated +$691.00 per month and 1.15% cash-on-cash. Numbers use a 4.99% mortgage rate and 25-year amortization.
The minimum recommended down payment for an investor seeking neutral or positive monthly carry is 100% cash, with 75% down as a near-breakeven alternative for buyers comfortable funding a small monthly shortfall in exchange for keeping capital deployed. Investors using 20% to 50% leverage should budget for meaningful monthly negative carry and underwrite the deal on land value and exit, not on rent.
Hold period is best framed as 60 plus months. The thesis depends on validating severance feasibility with the City of Toronto, on Guildwood GO and Lakeshore East corridor demand supporting end-user pricing, and on the buyer's ability to absorb negative carry under leverage while pursuing entitlement upside. Total acquisition cost is estimated at $160,999.77 at 20% down and $720,998.97 on an all-cash basis, both inclusive of estimated land transfer tax of $10,499.98 and closing costs.
Key features
- Detached bungalow on 80x100 ft lot
- 2+2 bedroom layout with basement separate entrance
- Possible severance into two lots (buyer to verify)
- Walking distance to Guildwood GO Station, schools, TTC
- Walking distance to Lake Ontario
- Currently tenanted, sold as-is
- Land and redevelopment-driven thesis
Original MLS description
Attention first time Buyer or Investor! This Detached Bungalow On a Prime Lot (80x100Ft). Walking Distance to Lake and Mins Walk to Guildwood Go Station, School & TTC . 2+2 Bedroom Bungalow. Basement has Separate Entrance. Could Possibly Be Severed Into 2 Lots. Property is Rented. Property is being SOLD "AS IS" Condition. (42838143)
Section · Neighborhood
Where it sits.
West Hill
West Hill sits in southeast Scarborough along the Lakeshore East corridor. The subject property is a short walk to Guildwood GO Station, providing direct rail access to Union Station, and is also walkable to the lake, local schools, and TTC bus service. This pocket has seen steady end-user demand for detached bungalows on large lots, driven by transit access, proximity to the Scarborough Bluffs and Guild Park, and relative affordability versus the central city.
Large 80x100 ft lots in this part of Toronto are increasingly scarce and have historically attracted both end-users and small builders. Severance and infill activity in the broader Scarborough area depends on Committee of Adjustment approvals and zoning compliance, which any buyer should diligence independently before relying on a two-lot outcome.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Sold as-is condition; physical condition risk and unknown deferred maintenance
Property is tenanted; buyer assumes existing tenancy and Residential Tenancies Act constraints
Severance into two lots is speculative and subject to City of Toronto and Committee of Adjustment approvals
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, 50%, and 75% down scenarios
Negative carry at all leveraged scenarios requires investor reserves to fund shortfall
Estimated cap rate of 1.18% is below typical financing cost; thesis depends on land value, not income
Annual property tax shown as $0 in inputs; buyer should verify actual municipal tax assessment
Listed square footage of 65 appears to be a data error and should be verified on site