Detached 4-bed Bramalea home on 55 x 120 ft lot with finished basement suite and side entrance
Two-storey detached home in Brampton's Southgate (Bramalea) area with 4 above-grade bedrooms and a finished 1-bedroom basement apartment with separate side entrance. Listed at $889,888 with an estimated 2.49% cap rate and positive carry only at 75% down or higher under current assumptions.
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
The Deal
Two-storey detached home in Brampton's Southgate (Bramalea) area with 4 above-grade bedrooms and a finished 1-bedroom basement apartment with separate side entrance.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (66 comps).
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 is a detached two-storey home in the Southgate (Bramalea) area of Brampton listed at $889,888. The property sits on a 55 x 120 ft lot, offers 4 bedrooms above grade plus a finished 1-bedroom basement apartment with a separate side entrance, and is positioned as a multi-generational or owner-plus-rental hold. Estimated gross annual rent of $40,794 (combined units, $3,399.50/month) and estimated annual NOI of $22,142.46 produce an estimated cap rate of 2.49% and a gross yield of 4.58%. Rent figures are drawn from 66 widened comparables, so investors should validate against current Bramalea two-unit lease rates before underwriting.
Leverage sensitivity is high on this asset. At 20% down ($177,978 cash in, $204,674.24 total acquisition cost), the monthly mortgage payment is $4,157.61 and estimated monthly cash flow is -$2,312.41, a cash-on-cash return of -13.56%. At 35% down, cash flow improves to an estimated -$1,532.85/month (-5.44% cash-on-cash). At 50% down (conservative leverage), the position narrows to an estimated -$753.30/month (-1.92% cash-on-cash) but is still negative carry. The property crosses into positive territory at 75% down, where the monthly mortgage drops to $1,299.25, estimated monthly cash flow turns to +$545.95, and cash-on-cash is 0.94%. A 100% cash purchase produces an estimated +$1,845.20/month and 2.42% cash-on-cash on a total acquisition cost of $916,584.64.
The minimum recommended down payment for neutral or positive carry under the current 4.99% mortgage rate and 25-year amortization assumption is 75%. Investors using conventional 20-50% down structures should expect to fund monthly shortfalls from outside capital and underwrite this as an appreciation and principal-paydown play rather than a current-yield asset. The value-add lever is real: the separate side entrance and existing finished basement suite create a documented two-unit configuration on a premium lot, which can support higher blended rents if both units are leased at market and managed actively.
Hold-period implications favour a 60+ month horizon. With negative carry across leveraged scenarios, returns depend on Brampton land-value trajectory, mortgage paydown, and disciplined rent capture from the secondary suite. Suited to buyers with significant equity, end-users seeking a mortgage-helper basement, or portfolio investors comfortable funding carry while the lot and suite configuration mature.
Key features
- Detached two-storey home with 4 above-grade bedrooms and 3 baths
- 55 x 120 ft lot, larger than typical for the area
- Finished 1-bedroom basement apartment with separate side entrance
- Updated kitchen with modern finishes per listing
- Established Southgate / Bramalea family neighbourhood
- Close to schools, parks, Bramalea City Centre, transit, and Highway 410
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)
Section · Neighborhood
Where it sits.
Southgate
Southgate (Bramalea) is an established Brampton neighbourhood with mature single-family streets, proximity to Bramalea City Centre, Chinguacousy Park, and multiple secondary schools. The area is served by Brampton Transit and has reasonable access to Highways 410 and 407, with Bramalea GO Station providing rail access to downtown Toronto. Demand drivers include large-family end-users, multi-generational households, and tenant demand for legal and accessory secondary suites near transit and amenities.
Detached homes with separate-entrance basement suites in this submarket typically attract both owner-occupiers seeking mortgage-helper income and small investors targeting two-unit cash flow. Lot sizes in the 55 x 120 ft range are increasingly scarce in central Brampton, which supports longer-term land value.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
No risks flagged by the QA agent.