Bramalea 4-bed detached on 55x120 lot with finished 1-bed basement apartment and separate entrance
Detached two-storey in Southgate Bramalea listed at $889,888 with a separate-entrance, finished one-bedroom basement apartment supporting a suite-income value-add. Cap rate is estimated at 2.49% and positive carry begins at the 75% down scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$889,888
Cap rate
+2.49%
Est. monthly rent
$3,400
Source: comparables_widened
Est. net spread
+$202K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.49% 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
$201,799 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
75% 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 | $311,461 |
| Mortgage principal | $578,427 |
| Land transfer tax | $13,348 |
| Closing costs | $13,348 |
| Total acquisition | $338,157 |
Monthly cash flow
| Estimated rent | +$3,400 |
| Operating expenses | -$1,554 |
| Mortgage payment | -$3,378 |
| Net cash flow | -$1,533/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $170/mo |
| Maintenance reserve | $742/mo |
| Insurance | $371/mo |
| Property management | $272/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=66).
Breakeven
This property turns cash-flow positive at 64.5% 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 ($13,348), and closing costs ($13,348).
Section · Investment Thesis
Why this property.
This listing fits a value-add investor or multi-generational buyer who can underwrite the existing finished one-bedroom basement apartment as a legitimate income unit. The mechanic is straightforward NOI lift: stabilize the lower suite, document rents, and refinance once two-stream income is established. The asset is priced at $889,888 with an estimated cap rate of 2.49%, so the thesis is not current yield at moderate leverage; it is income conversion on a 55 by 120 foot lot in an established Bramalea pocket.
Southgate sits inside Bramalea, one of Brampton's earliest planned communities, with direct access to Bramalea Road, Queen Street East, and Highway 410 feeding into the 407 ETR corridor. The submarket draws demand from Pearson-area logistics employment and from the institutional payrolls clustered around William Osler's Brampton Civic Hospital. Bramalea GO on the Kitchener Line and the Züm Queen rapid bus give renters one-seat options into downtown Brampton and onward to Mississauga. The 55 by 120 foot lot is larger than the typical Bramalea detached parcel, which preserves optionality on future garden suite or accessory unit policy as Brampton continues to advance gentle density frameworks.
Execution targets the 75% down scenario, where estimated monthly cash flow turns positive at $545.95 with cash-on-cash of 0.94%. Lower-leverage buyers operating at 20% or 35% down should expect negative carry of $2,312.41 and $1,532.85 per month respectively while the second suite is being leased and seasoned. Recommended hold is 60 plus months: lease the basement, document two-unit rent rolls, then refinance or hold through the next Brampton appreciation cycle.
Key features
- 55 x 120 ft lot, larger than typical Bramalea detached parcel
- 4 bedrooms above grade, 3 bathrooms
- Finished 1-bedroom basement apartment with separate side entrance
- Updated kitchen with modern finishes and quality countertops
- Two-storey detached in established Bramalea community
- Oversized backyard with future customization potential
Original MLS description
Welcome to this beautifully maintained two-story detached home nestled in one of Bramalea's most desirable family friendly neighbourhoods. Situated on an impressive 55 x 120 ft lot, this spacious property offers exceptional value, versatility, and pride of ownership throughout. Featuring 4 generously sized bedrooms above grade, this home is perfect for growing families or those seeking additional space for a home office or guest accommodations. The main level offers a functional layout with bright principal rooms, large windows, and a warm, inviting atmosphere ideal for both everyday living and entertaining. The updated kitchen is thoughtfully designed with modern finishes, ample cabinetry, quality countertops, and plenty of workspace, making it the true heart of the home. Whether you're preparing family meals or hosting gatherings, this kitchen delivers both style and functionality. The separate side entrance leads to a finished 1-bedroom basement apartment, offering excellent potential for extended family living, in-law accommodations, or possible rental income. The basement features its own private access, adding convenience and flexibility for multi-generational families or investors alike. Outside, the oversized backyard provides endless possibilities for outdoor entertaining, gardening, kids' play space, or future customization. With a premium lot size rarely offered in the area, there is plenty of room to enjoy both privacy and outdoor living. Located in a fantastic Bramalea location close to top-rated schools, parks, shopping, transit, highways, recreation centres, and all major amenities. This is a rare opportunity to own a spacious detached home on a premium lot in an established and highly sought-after community. A true turnkey property with incredible potential - don't miss your chance to call this one home. (42845664)
All photos
29 additional · click any to expand
Section · Neighborhood
Where it sits.
Southgate
Southgate is part of the original Bramalea master-planned community in east Brampton, bounded by Bramalea Road, Queen Street East, and the Highway 410 corridor. The pocket draws end-user demand from Pearson-adjacent logistics employment, the Brampton Civic Hospital catchment, and Sheridan College's Davis Campus.
Transit access runs through Bramalea GO on the Kitchener Line and Brampton Transit Züm Queen, with onward connections to Mississauga and Union Station. The street pattern is dominated by mid-century detached stock on 50 to 60 foot lots, with steady tenant demand from healthcare and airport workers.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative cash flow at 20%, 35%, and 50% down scenarios; high leverage sensitivity
Cap rate of 2.49% is below GTA cash-flow thresholds; thesis depends on suite income and appreciation, not current yield
Basement apartment legal status is not stated in the listing; buyer should verify retrofit and zoning compliance with the City of Brampton before underwriting rental income
Rent estimate sourced from widened comparables, not subject-specific comps; actual achievable rent may vary
No recent sold comparables provided, limiting ARV and price-benchmark confidence
Bramalea rental demand is concentrated in logistics and healthcare; tenant base is sensitive to Pearson and Brampton Civic employment cycles