West Hill bungalow on 80x100 ft lot with severance potential, steps to Guildwood GO
A 2+2 detached bungalow on a 80x100 ft lot in West Hill, listed at $699,999 and sold as-is with a separate-entrance basement. The pitch is land: severance optionality and a long-hold appreciation footprint near Guildwood GO, not 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
Section · Why this passed our floor
What lifts the math here
Current cap
1.18% 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
$159,500 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=67).
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.
For the land-banking investor or experienced builder, this is a lot play wearing a bungalow. List price is $699,999 on an 80x100 ft parcel that the listing flags as "Could Possibly Be Severed Into 2 Lots." Income during hold is incidental: at the 1.18% estimated cap rate, no leveraged scenario carries itself, and even an all-cash buyer clears only an estimated $691 per month. The thesis is condition-driven resale or severance execution, not yield.
West Hill sits in southeast Scarborough between Kingston Road and the Lake Ontario waterfront. The property is a "Mins Walk to Guildwood Go Station," placing a buyer on the Lakeshore East GO line into Union Station, and the listing notes it is "Walking Distance to Lake," referencing the Guildwood Parkway waterfront and Guild Park corridor. The University of Toronto Scarborough campus and Centennial College Morningside sit a short drive north along Morningside Avenue, anchoring student and faculty rental demand. Frontage of 80 feet is wide by Scarborough bungalow-belt standards and is the structural fact behind the severance language; two 40-foot lots would conform to typical R-zone minimums in the area, subject to Committee of Adjustment approval.
Recommended structure is 100% cash or equivalent builder financing given the negative carry at every mortgaged scenario, with an estimated -$331.01 monthly even at 75% down. Hold window is 12 to 24 months for a severance and resale, or 36 to 60 months to land-bank through entitlement and a custom rebuild. The property is currently tenanted and sold "AS IS," so execution starts with vacant possession strategy and a survey-backed severance application.
Key features
- 80x100 ft lot with stated severance potential into two parcels
- Detached bungalow, 2+2 bedroom layout with separate-entrance basement
- Walking distance to Guildwood GO on the Lakeshore East line
- Walking distance to Lake Ontario waterfront and Guild Park
- Currently tenanted, sold AS IS
- Frontage wide enough to support two conforming infill lots subject to approval
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 is a southeast Scarborough neighborhood bounded loosely by Highland Creek, Lake Ontario, and Kingston Road. Guildwood GO on the Lakeshore East line provides a roughly 30-minute rail commute to Union Station, and the TTC Eglinton East bus corridor connects north to UTSC and Centennial College Morningside. The streetcar-era bungalow stock on deep lots has been the source of steady infill and severance activity along Galloway, Livingston, and Celeste, and proximity to the Guild Park and Gardens waterfront supports end-user demand for rebuilds.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at every leveraged scenario; even at 75% down the estimated carry is -$331.01 per month
Estimated cap rate of 1.18% is well below GTA financing cost; thesis depends on severance or resale, not income
Severance is described as a possibility, not an entitlement; Committee of Adjustment approval is not assured and timelines can exceed 12 months
Sold AS IS condition with an existing tenant; vacant possession and renovation scope are unquantified
Rent estimate sourced from widened comparables rather than in-place lease documentation
Property is reported as small (listed sqft figure appears unreliable); buyer should verify floor area and zoning by independent survey