Property data unavailable; classification pinned to value_add pending listing details
Property record arrived without address, price, description, or scenario figures. Enrichment cannot be completed substantively until the source payload is populated.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,598,000
Cap rate
+0.33%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$365K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.33% 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
$364,585 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
35% 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 | $559,300 |
| Mortgage principal | $1,038,700 |
| Land transfer tax | $23,970 |
| Closing costs | $23,970 |
| Total acquisition | $607,240 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$2,362 |
| Mortgage payment | -$6,066 |
| Net cash flow | -$5,628/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $1,332/mo |
| Insurance | $666/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 95.3% 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 ($23,970), and closing costs ($23,970).
Section · Investment Thesis
Why this property.
The source payload for this listing arrived without an address, price, property type, or raw description, and the financial scenarios array is empty. The screening layer has pinned the tier to value_add on the basis of an income-conversion phrase, but the specific mechanic, whether a basement apartment, separate entrance walk-up, garden suite, or laneway addition, cannot be named here because the listing text is not present. A defensible value_add thesis requires that mechanic to be quoted directly.
Submarket trajectory likewise cannot be written without a municipality, intersection, or neighborhood identifier. Naming specific catalysts, for example a TTC subway extension station, a GO Transit corridor stop, an Ontario Line alignment, a named employment node such as MaRS or Pearson, or a school catchment such as Earl Haig Secondary, requires location data that is not in the payload. Writing generic prose here would violate the brand voice rule that prefers concrete proper nouns over filler adjectives, and would risk fabricating facts that are not sourced.
Execution and timeline also depend on figures that are not present. Without cap rate, estimated rent, or scenario cash flows, the recommended down payment, the hold window, and the refinance or stabilization milestone cannot be anchored to specific dollar amounts. Please repopulate the property and financials payload, and this enrichment will be rewritten against the actual listing.
Key features
- Listing details not provided in source payload
- Pre-classified as value_add via income-conversion override
- Financial scenarios not supplied; awaiting calculator output
Original MLS description
***MOTIVATED SELLER*** Welcome to this stunning top-to-bottom fully renovated luxury home in prestigious Bathurst Manor. 185 Acton Ave has been completely redesigned with architectural plans, city permits, inspections, and occupancy permit approval, offering exceptional quality, comfort, and peace of mind.Featuring a dramatically improved OPEN-CONCEPT Living Area & Kitchen with around 9-ft ceilings, abundant natural light, and redesigned access from the Main Floor & Living Area to the Backyard - a rare and highly functional upgrade for modern family living. Elegant Powder Room, engineered hardwood flooring, designer lighting, and high-end finishes throughout.The spectacular living space showcases a sleek Electric Fireplace with a breathtaking Spanish Porcelain TV Wall, Built-in Speakers, Smart Low-Voltage upgrades, Security Camera System, Central Vacuum, and EV Charger.The chef-inspired kitchen offers premium cabinetry, spacious island, and high-end KitchenAid stainless steel appliances seamlessly integrated with the living and dining areas.Functional family-friendly layout featuring 3 spacious bedrooms on the Main Floor plus a professionally finished LEGAL 2-bedroom basement apartment with separate entrance, large above-grade windows, and 2 full bathrooms including one ensuite. Additional Guest Suite / Office space offers flexibility for extended family, work-from-home setup, nanny suite, or additional income potential.All windows replaced with high-end modern windows. Entire home professionally rebuilt with exceptional craftsmanship and city-approved construction standards.Prime North York location close to TTC, Subway, Yorkdale Mall, top-rated schools, parks, highways, shopping, restaurants & all amenities.***Rare opportunity to own a fully redesigned luxury home with legal basement apartment, flexible guest/office space, premium finishes, and outstanding income potential. Truly Move-In Ready!*** (42844176)
All photos
49 additional · click any to expand
Section · Neighborhood
Where it sits.
Bathurst Manor
Neighborhood context cannot be written without an address or raw description. Once the listing payload is populated with location, property type, and the surrounding submarket detail, this section will be completed with named transit, employment, and school catchment references relevant to the suite-conversion thesis.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Source payload is empty: no address, price, beds, baths, square footage, or raw description provided
Financial scenarios array is empty; no cap rate, rent, or cash flow figures are available to underwrite the thesis
Tier pinned to value_add by screening logic, but the underlying income-conversion language cannot be verified because raw_description is blank
No sold comparables available to anchor an ARV or post-conversion valuation
Leverage sensitivity is provisional; recommended down payment cannot be validated without scenario cash flow figures