Northwest Brampton luxury detached with legal 2-bed basement and separate studio, listed at $1,599,999
A 2,986 sq ft above-grade detached in Northwest Brampton with a legal 2-bedroom basement apartment plus a 1-bedroom studio, offering multi-unit income against a heavy debt-service load. Carry is negative through 75% down at projected rents, with the all-cash scenario the only path to positive monthly cash flow.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,599,999
Cap rate
+0.72%
Est. monthly rent
$3,400
Source: comparables
Est. net spread
+$360K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.72% 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
$360,400 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from neighborhood 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 | $560,000 |
| Mortgage principal | $1,039,999 |
| Land transfer tax | $24,000 |
| Closing costs | $24,000 |
| Total acquisition | $608,000 |
Monthly cash flow
| Estimated rent | +$3,400 |
| Operating expenses | -$2,442 |
| Mortgage payment | -$6,074 |
| Net cash flow | -$5,116/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $170/mo |
| Maintenance reserve | $1,333/mo |
| Insurance | $667/mo |
| Property management | $272/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=11).
Breakeven
This property turns cash-flow positive at 89.7% 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 ($24,000), and closing costs ($24,000).
Section · Investment Thesis
Why this property.
This listing suits an advanced value-add or portfolio buyer who can either deploy substantial equity or actively re-tenant the existing units to lift NOI. The mechanic is income conversion that is already partially executed: a legal 2-bedroom basement apartment with separate entrance plus a self-contained 1-bedroom studio sit beneath a 4-bedroom main house. At a $1,599,999 list and an estimated cap rate of 0.72%, projected rent of $3,400 per month does not support the debt; the thesis rests on raising effective rent across all three components.
Northwest Brampton anchors the Mount Pleasant growth corridor along Bovaird Drive West, with GO Transit's Mount Pleasant station on the Kitchener line feeding Union Station, and the Highway 407 ETR and Highway 401 interchanges accessible within minutes. The listing cites proximity to Highways 407 & 401, Walmart, Home Depot, schools, parks, and trails, the retail and commuter spine that has driven sustained household formation in this catchment. Peel Region's continued population growth, combined with the planned Highway 413 corridor west of the property, supports a multi-year demand thesis for legal multi-unit detached product. Brampton's Additional Residential Unit framework already permits the basement configuration in place.
Execution requires either an all-cash close, where projected monthly cash flow is +$958 and cash-on-cash is 0.70%, or a 75% down structure where carry is still -$1,378.03 monthly but cash-on-cash narrows to -1.33%. Recommended hold is 60+ months: re-tenant all three units to market, refinance once rents stabilize, and hold through Highway 413 and continued Mount Pleasant build-out. Buyers leveraging at 20% or 35% should expect material monthly subsidy.
Key features
- Approximately 2,986 sq ft above grade on a detached lot
- Legal 2-bedroom basement apartment with separate entrance
- Additional self-contained 1-bedroom studio unit in basement
- 4 oversized upper-level bedrooms, each with private attached washroom
- 10-foot main floor ceilings, 9-foot upper and basement ceilings
- Chef-inspired kitchen with quartz countertops and custom cabinetry
- Second-floor laundry room
- Composite wooden deck and spacious backyard
- Proximity to Highways 407 and 401, schools, parks, and trails
Original MLS description
Welcome to this stunning luxury residence in Brampton offering approximately 2,986 sq. ft. above grade with exceptional design, space, and income potential. This elegant brick and stone home, surrounded by custom stonework throughout, features a professionally finished 2-bedroom legal basement apartment with a separate entrance, ideal for extended family or rental income. Step through the grand 8-foot entry door into a bright main level with soaring 10-foot ceilings, upgraded 7" wide engineered hardwood, and a chef-inspired kitchen complete with quartz countertops and custom cabinetry. The home is beautifully enhanced with pot lights installed throughout the interior and exterior, complemented by upgraded modern light fixtures. The primary bedroom features a private ensuite with dual vanity sinks, a soaker tub, and two separate custom closets (his and hers). Al the bedrooms have private attached washroom. Oak stairs lead to the upper level, showcasing 9-foot ceilings, 4 oversized bedrooms, and a convenient second-floor laundry room. The fully finished basement with 9-foot ceilings includes two self-contained units: a 1-bedroom studio and a separate 2-bedroom legal apartment already generating steady rental income. Enjoy the spacious backyard with a large wooden deck made with high-quality 12-foot composite, perfect for entertaining. Prime location close to Highways 407 & 401, Walmart, Home Depot, schools, parks, trails, and all major amenities. (42847593)
All photos
49 additional · click any to expand
Section · Neighborhood
Where it sits.
Northwest Brampton
Northwest Brampton sits within the Mount Pleasant growth corridor, served by GO Transit's Mount Pleasant station on the Kitchener line and quick access to Highway 407 ETR and Highway 401. The catchment has absorbed sustained household formation driven by Peel Region's population growth and the retail spine along Bovaird Drive West, including Walmart and Home Depot referenced in the listing. The planned Highway 413 corridor west of Brampton adds a longer-dated infrastructure tailwind for detached multi-unit product.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Carry is negative through 75% down at the modeled $3,400 monthly rent; only the 100% cash scenario produces positive monthly cash flow
High leverage sensitivity: monthly cash flow swings from -$6,517.29 at 20% down to +$958 at all-cash
Estimated cap rate of 0.72% is well below typical GTA freehold investor thresholds, leaving thin margin for vacancy or rate movement
Modeled rent of $3,400 may understate true potential across three units; actual achievable rent across the main home plus two basement units will determine viability
Luxury finish level concentrates capital in a single asset; resale liquidity above $1.5M in Brampton can be slower than entry-level product
Property tax, insurance, and maintenance on a 2,986 sq ft luxury detached run materially higher than standard detached comps