Renovated Downtown Brampton bungalow with basement rental potential, walk to GO Station
Fully renovated 3-bedroom detached bungalow in Downtown Brampton listed at $649,000, walking distance to Brampton GO Station. Unfinished basement with separate-entrance potential and existing 3-piece bath offers a value-add path to a secondary suite.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$649,000
Cap rate
+3.16%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$148K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Fully renovated 3-bedroom detached bungalow in Downtown Brampton listed at $649,000, walking distance to Brampton GO Station.
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 | $227,150 |
| Mortgage principal | $421,850 |
| Land transfer tax | $9,735 |
| Closing costs | $9,735 |
| Total acquisition | $246,620 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,188 |
| Mortgage payment | -$2,464 |
| Net cash flow | -$752/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $541/mo |
| Insurance | $270/mo |
| Property management | $232/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (68 comps).
Breakeven
This property turns cash-flow positive at 54.8% 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 ($9,735), and closing costs ($9,735).
Section · Investment Thesis
Why this property.
This detached bungalow at 46 McMurchy Avenue N is listed at $649,000 in Downtown Brampton, a transit-oriented submarket anchored by the Brampton GO Station. The property has been fully renovated on the main level and includes an unfinished basement with a separate-entrance opportunity, a 3-piece bathroom, and dedicated laundry, positioning it as a value-add candidate for investors willing to complete a legal secondary suite. On current single-unit assumptions, estimated monthly rent is $2,899.50, gross annual rent is $34,794, annual NOI is $20,535.78, and the estimated cap rate is 3.16%.
Leverage sensitivity is high on this asset. At 20% down ($129,800), estimated monthly cash flow is -$1,320.85 with a cash-on-cash return of -10.62%. At 35% down, estimated monthly cash flow improves to -$752.32 (-3.66% cash-on-cash), and at 50% down it narrows to -$183.79 (-0.64% cash-on-cash), still slightly negative on the base rent assumption. The property approaches breakeven only at the 50% scenario and turns clearly positive at 75% down, where estimated monthly cash flow is $763.76 and cash-on-cash is 1.81%. A full cash purchase produces estimated monthly cash flow of $1,711.31 and a 3.07% cash-on-cash return.
Minimum recommended down payment for neutral-to-positive carry on the current single-unit underwriting is 75%. Investors who execute the basement suite build-out could materially improve carry at lower leverage, since the underwriting here reflects only the main-level rent comparables. The thesis is therefore best framed as a value-add play: acquire, complete the basement suite with separate entrance, and re-stabilize at a higher rent roll. Hold period should be medium to long, 36 to 60 months minimum, to allow for the renovation, lease-up, and capture of any appreciation tied to the Downtown Brampton intensification corridor.
Investors who require positive monthly carry from day one without executing the basement conversion should plan for a 75% or greater down payment. Those underwriting the secondary suite should stress-test contingency on renovation cost, permitting timelines, and the Brampton secondary suite registration process before committing.
Key features
- Fully renovated 3-bedroom detached bungalow
- Unfinished basement with separate-entrance potential
- Basement already has 3-piece bathroom and dedicated laundry
- Detached single-car garage plus three driveway spaces
- Walking distance to Brampton GO Station
- Minutes to Gage Park and Rose Theatre
- Estimated cap rate 3.16% on single-unit underwriting
- Estimated monthly rent $2,899.50 based on 68 comparables
Original MLS description
Welcome to this beautifully fully renovated 3-bedroom bungalow, perfectly nestled in one of Brampton's most established and family-friendly neighbourhoods. Thoughtfully updated throughout, this home offers a seamless blend of modern finishes and comfortable living, making it an ideal choice for first-time buyers, young families, or those looking to downsize without compromise. The main level features a bright and inviting layout, highlighted by a stylish kitchen complete with stainless steel appliances, sleek cabinetry, and an oversized island with a breakfast bar-perfect for casual dining and entertaining. The living spaces are warm and functional, offering an ideal setting for both everyday living and hosting guests.The unfinished basement presents an incredible opportunity to create a rental unit with a separate entrance. Already equipped with a 3-piece bathroom and dedicated laundry area, the lower level is a blank canvas ready for your personal touch. Outside, enjoy the convenience of a detached single-car garage along with three additional parking spaces on the private driveway. Located just minutes from Downtown Brampton, Gage Park, and the Rose Theatre, this home offers exceptional lifestyle convenience. Walking distance to the Brampton GO Station makes commuting a breeze, while nearby top-rated schools, community centres, places of worship, shopping, dining, and everyday essentials ensure everything you need is close at hand. Surrounded by parks, trails, and green space, this is a wonderful opportunity to enjoy both urban convenience and outdoor living. A true turnkey home in a highly desirable location, don't miss it! - Some photos are virtually enhanced/staged (42845537)
Section · Neighborhood
Where it sits.
Downtown Brampton
Downtown Brampton is the civic and transit core of the city, anchored by the Brampton GO Station on the Kitchener line with planned all-day two-way service under Metrolinx's GO Expansion program. The subject is within walking distance of the GO Station, Gage Park, and the Rose Theatre, placing it inside the area targeted by the City of Brampton's downtown intensification and revitalization plans.
The neighbourhood draws end-user demand from commuters to downtown Toronto and Pearson-area employment, as well as tenant demand tied to Sheridan College's Davis Campus and the broader Peel healthcare and logistics workforce. Surrounding amenities include established schools, community centres, retail along Main and Queen Streets, and parks and trails along the Etobicoke Creek corridor.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property is cash-flow negative at 20%, 35%, and 50% down scenarios on current single-unit rent underwriting
Minimum recommended down payment is 75% for positive monthly carry without executing the basement suite
Basement secondary suite is not yet built; investor assumes renovation cost, permitting risk, and City of Brampton secondary suite registration requirements
Rent estimate is derived from widened comparables (68 comps), not in-place leases; actual achieved rent may vary
Listed sqft of 65 appears to be a data entry artifact and should be verified before underwriting
Property tax shown as $0 in the data set; buyers should confirm actual annual property tax with the listing brokerage and MPAC
Some marketing photos are virtually enhanced or staged per the listing remarks