Northwest Brampton luxury detached with legal 2-bed basement and separate 1-bed studio
Approximately 2,986 sq. ft. above-grade detached in Northwest Brampton with a legal 2-bedroom basement apartment and a separate 1-bedroom studio. Listed at $1,599,999 with estimated negative carry under all leveraged scenarios and a modest estimated 0.70% cash-on-cash return at 100% cash.
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
The Deal
Approximately 2,986 sq.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables (11 comps).
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 Northwest Brampton detached is positioned as an end-user luxury home with secondary suite income, not a pure investor cash-flow play. The list price is $1,599,999, with approximately 2,986 sq. ft. above grade plus a fully finished basement containing a legal 2-bedroom apartment with separate entrance and a 1-bedroom studio. Estimated gross monthly rent based on 11 comparables is $3,400, producing gross annual rent of $40,800, estimated annual NOI of $11,496.02, an estimated cap rate of 0.72%, and an estimated gross yield of 2.55%.
Leverage sensitivity is high and the property does not reach positive carry under any financed scenario. At 20% down ($319,999.80), estimated monthly cash flow is -$6,517.29 with a cash-on-cash return of -21.25%. At 35% down ($559,999.65), estimated monthly cash flow is -$5,115.67 (-10.10%). At 50% down ($799,999.50), estimated monthly cash flow is -$3,714.06 (-5.26%). At 75% down ($1,199,999.25), estimated monthly cash flow is -$1,378.03 (-1.33%). Only at a 100% cash purchase of $1,599,999 does the estimate turn positive, at $958.00 per month and a 0.70% cash-on-cash return. The minimum recommended down payment for non-negative carry is therefore 100%.
Underwriting assumes a 4.99% mortgage rate over 25 years, with estimated monthly expenses of $2,442 including $1,333.33 maintenance reserve, $666.67 insurance, $272 property management, and $170 vacancy loss. Annual property tax is listed as $0 in the data set; investors should verify the actual municipal tax bill, as a corrected figure will further reduce NOI and worsen each scenario. Land transfer tax and closing costs are each estimated at $23,999.99.
The investment case here is owner-occupier with mortgage helper, multi-generational use, or a long-hold appreciation thesis funded largely by cash. Pure cash-flow investors will find the numbers do not work at typical leverage. Hold-period implications skew long: a buyer financing this property needs either material rent growth, principal paydown over a 60+ month horizon, or Northwest Brampton land appreciation to offset the negative monthly carry shown across scenarios 0 through 3.
Key features
- Approximately 2,986 sq. ft. above grade, 4 bedrooms, 7 bathrooms
- Legal 2-bedroom basement apartment with separate entrance
- Additional 1-bedroom studio unit in finished basement
- Brick and stone exterior with custom stonework
- 10-foot main floor ceilings, 9-foot upper and basement ceilings
- Chef-style kitchen with quartz countertops and custom cabinetry
- 7-inch wide engineered hardwood, oak stairs, pot lights interior and exterior
- Primary ensuite with dual vanity, soaker tub, his-and-hers closets
- Every bedroom with private attached washroom
- Second-floor laundry
- 12-foot composite wood deck in backyard
- Close to Highways 407 and 401, Walmart, Home Depot, schools, parks, 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)
Section · Neighborhood
Where it sits.
Northwest Brampton
Northwest Brampton is one of the GTA's faster-growing suburban submarkets, anchored by family demand, new-build inventory, and proximity to Highway 407 and Highway 401 for commuter access across Peel and into the GTA west employment corridor. The immediate area offers everyday retail including Walmart and Home Depot, plus schools, parks, and trail networks that support tenant demand for larger detached product and basement suites.
Rental demand in Northwest Brampton is typically driven by newcomer families, multi-generational households, and commuters priced out of Mississauga and Toronto. Legal secondary suites with separate entrances, such as the 2-bedroom basement unit in this property, are a recognized format in this neighborhood and support the income-helper thesis.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative across 20%, 35%, 50%, and 75% down scenarios and only turns positive at 100% cash
Estimated cap rate of 0.72% and gross yield of 2.55% are well below typical investor thresholds
Annual property tax shown as $0 in source data; investor must verify the actual municipal tax bill, which will further reduce NOI
Rent estimate of $3,400/month is drawn from 11 comparables and aggregates the main house plus basement suites; achievable rent depends on configuration and local rental market conditions
Large absolute capital requirement: $1,647,998.97 estimated total acquisition at 100% cash
Mortgage rate assumption of 4.99% on 25-year amortization; rate changes will materially shift cash flow in financed scenarios
Secondary suite income subject to Ontario landlord-tenant rules and municipal compliance; buyer to verify legal status of both basement units