2-Bed, 1,080 sqft Condo Steps to Finch West LRT and York University
A 1,080 sqft two-bedroom suite at 455 Sentinel Road priced at $489,000, positioned in the York University Heights rental corridor. Estimated cap rate of 4.69% with positive carry beginning at the 35% down scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$489,000
Cap rate
+4.69%
Est. monthly rent
$2,900
Source: comparables_widened
CF at 35% down
+$55/mo
first positive
Cash-on-cash
+0.36%
at 35% down
The Deal
A 1,080 sqft two-bedroom suite at 455 Sentinel Road priced at $489,000, positioned in the York University Heights rental corridor.
Section · Financial Reality
Five ways to buy. The 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 | $171,150 |
| Mortgage principal | $317,850 |
| Land transfer tax | $7,335 |
| Closing costs | $7,335 |
| Total acquisition | $185,820 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$988 |
| Mortgage payment | -$1,856 |
| Net cash flow | +$55/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $408/mo |
| Insurance | $204/mo |
| Property management | $232/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (173 comps).
Breakeven
This property turns cash-flow positive at 33.1% 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 ($7,335), and closing costs ($7,335).
Section · Investment Thesis
Why this property.
307 - 455 Sentinel Road is a 1,080 sqft, two-bedroom, one-bathroom condo listed at $489,000 in York University Heights. The investment case rests on a sizeable floor plate at a sub-$500,000 entry price, combined with maintenance fees that the listing states include heat, hydro, water, and basic internet, which is reflected in the underwriting at $0 monthly maintenance fee. Estimated gross annual rent is $34,800 with annual NOI of $22,941, producing an estimated cap rate of 4.69% and gross yield of 7.12%.
Leverage sensitivity is meaningful on this asset. At 20% down ($97,800), the estimated monthly mortgage of $2,284.64 drives monthly cash flow of approximately -$372.89 and a cash-on-cash return of -3.98%, so minimum-down buyers should expect to fund the shortfall. The property crosses into positive carry at the 35% down scenario, where estimated monthly cash flow is +$55.48 and cash-on-cash is 0.36%. At 50% down, estimated monthly cash flow improves to +$483.85 (2.24% cash-on-cash); at 75% down, +$1,197.80 (3.77%); and on an all-cash basis, +$1,911.75 (4.55%). The minimum recommended down payment for neutral-to-positive carry is therefore 35%.
The location underwrites the rental thesis. The listing notes the unit is steps to TTC transit with quick access to Finch West Subway Station, the new Line 6 Finch West LRT, and York University, plus Highways 400, 401, and 407. That combination of rapid transit and a major post-secondary anchor supports tenant demand from students, faculty, and commuter households. Building amenities described in the listing include an indoor pool, gym, sauna, party room, squash/badminton courts, and 24-hour security, which can help sustain rent positioning against newer product in the corridor.
Hold-period implications favour a medium-to-long horizon (60+ months). Buyers using minimum down should treat this as an appreciation and amortization play with negative carry; buyers at 35% down or higher reach positive monthly cash flow, with returns scaling steadily as leverage decreases. With no recent sold comparables provided, valuation discipline at offer stage is important.
Key features
- 1,080 sqft two-bedroom, one-bathroom layout with private balcony
- Maintenance fees per listing include heat, hydro, water, and basic internet
- Steps to Finch West Subway Station and Line 6 Finch West LRT
- Walking distance to York University
- Quick access to Highways 400, 401, and 407
- Building amenities: indoor pool, gym, sauna, squash/badminton courts, 24-hour security
- Ensuite laundry
Original MLS description
Bright and spacious 1,080 sq. ft. 2-bedroom, 1-bathroom suite offering incredible value for buyers looking for space, convenience, and long-term potential. This well-laid-out unit features generous living and dining areas, ensuite laundry, and a walk-out to a large private balcony, creating a comfortable home with plenty of room to grow. Located in a highly connected pocket near York University, this is an excellent opportunity for first-time buyers, end users, families, or investors looking for strong rental potential in a high-demand area. Steps to TTC transit, with quick access to Finch West Subway Station, the new Line 6 Finch West LRT, York University, grocery stores, restaurants, schools, parks, and everyday amenities, plus easy access to Highways 400, 401, and 407. Residents enjoy access to nearby shared amenities including an indoor pool, fully equipped gym, sauna, party room, squash/badminton courts, table tennis, bike racks, visitor parking, secure entry, and 24-hour security. Maintenance fees include all utilities, including heat, hydro, water, and basic internet. Whether you are buying your first home, upsizing into more space, or investing near York U, this property checks every box. (42840856)
Section · Neighborhood
Where it sits.
York University Heights
York University Heights is anchored by York University, one of Canada's largest post-secondary institutions, which generates persistent rental demand from students, faculty, and staff. The listing highlights proximity to Finch West Subway Station and the new Line 6 Finch West LRT, extending rapid-transit reach across the northwest GTA and improving commute times to downtown employment nodes.
Highway access via the 400, 401, and 407 broadens the tenant pool to car-commuting professionals working across the GTA. Local amenities cited in the listing include grocery stores, restaurants, schools, and parks, supporting a mixed tenant profile of students, young families, and working households.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: 20% down scenario produces negative estimated monthly cash flow of -$372.89
Underwriting assumes $0 monthly maintenance fee and $0 property tax based on inputs provided; buyers should verify actual condo fees and tax assessment before closing
Sqft field in listing payload shows 92 while the description states 1,080 sqft; confirm true interior area
No recent sold comparables available to validate pricing
Tenant base concentrated around York University introduces some demand cyclicality tied to academic calendar and enrollment
Estimated rent of $2,900 sourced from widened comparables (173 comps); actual achievable rent may vary