Detached Guildwood home with separate entrance and second kitchen, value-add opportunity at $789,900
A 3-bed, 3-bath detached home in Scarborough's Guildwood community with a separate entrance and second kitchen, positioned for basement suite income to offset carrying costs. The property is listed as needing cosmetic updates ("a little TLC"), making it a candidate for value-add investors with renovation appetite.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$789,900
Cap rate
+2.20%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$180K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
A 3-bed, 3-bath detached home in Scarborough's Guildwood community with a separate entrance and second kitchen, positioned for basement suite income to offset carrying costs.
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 | $276,465 |
| Mortgage principal | $513,435 |
| Land transfer tax | $11,849 |
| Closing costs | $11,849 |
| Total acquisition | $300,162 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,351 |
| Mortgage payment | -$2,999 |
| Net cash flow | -$1,550/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $658/mo |
| Insurance | $329/mo |
| Property management | $224/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (63 comps).
Breakeven
This property turns cash-flow positive at 68.6% 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 ($11,849), and closing costs ($11,849).
Section · Investment Thesis
Why this property.
51 Greyabbey Trail is listed at $789,900 in Guildwood, a mature detached-home pocket in southeast Scarborough. The structural setup, separate entrance plus a second kitchen, is the central investment feature: it enables a basement suite configuration that could materially change the rent profile versus the single-unit assumption used in these projections. Estimated monthly rent of $2,800 reflects a conservative single-tenancy figure drawn from 63 comparables; legalized two-unit income would change the economics, though that upside is not modelled here.
On the modelled single-tenant basis, estimated annual NOI is $17,383.50 against the $789,900 list price, producing an estimated cap rate of 2.2% and a gross yield of 4.25%. Monthly operating expenses total $1,351.38 (insurance, maintenance reserve, property management, and vacancy allowance; property tax is shown as zero in the source data and should be verified by the buyer). Without rent uplift from a second unit, the asset is a thin yielder at current pricing.
Leverage sensitivity is high. At 20% down ($157,980), the monthly mortgage of $3,690.46 drives an estimated monthly cash flow of -$2,241.84 and a cash-on-cash return of -14.81%. At 35% down, estimated monthly cash flow is -$1,549.87 (-6.20% cash-on-cash). At 50% down, estimated monthly cash flow is -$857.91 (-2.46%). The property only approaches positive carry at 75% down, where estimated monthly cash flow is +$295.36 (0.58% cash-on-cash), and reaches +$1,448.62 monthly at an all-cash purchase (2.14% cash-on-cash). The minimum recommended down payment for neutral or positive carry on a single-tenant basis is 75%.
The investment case rests on two levers beyond the base model: executing a legal second-suite rental to lift gross income, and benefiting from long-term Guildwood land value as Scarborough's eastern transit and infrastructure investments mature. This is a 60+ month hold candidate suited to investors with renovation capacity and meaningful equity, not a leveraged cash-flow buy. All financial figures are estimates; buyers should independently verify property tax, rent achievability, and suite legalization requirements with the City of Toronto.
Key features
- Detached home on a Guildwood street
- Separate entrance supporting second-suite potential
- Second kitchen already in place
- 3 bedrooms, 3 bathrooms
- Listed as needing cosmetic updates (value-add candidate)
- Walking distance to schools, parks, and transit per listing
- Proximity to Guildwood GO Station on Lakeshore East line
Original MLS description
Welcome to 51 Greyabbey Trail, a fantastic opportunity in the highly sought-after Guildwood community! This spacious home with separate entrance & +1 kitchen is perfect for investors or savvy buyers looking to offset their mortgage. Featuring a functional and versatile layout, it's ideal for a growing family seeking comfort and flexibility. Nestled in a quiet, family-friendly neighbourhood, this property provides the perfect balance of peace and convenience. With generous living spaces and a solid structure, it's ready for your personal touch-just a little TLC will transform it into your dream home or a high-performing investment. Close to schools, parks, transit, and all essential amenities, this is a rare chance to own in one of Scarborough's most desirable pockets. Don't miss out on this investor's delight with endless potential! (42849533)
Section · Neighborhood
Where it sits.
Guildwood
Guildwood is an established detached-home neighbourhood in southeast Scarborough, bordered by the Scarborough Bluffs and Lake Ontario. The area is anchored by Guildwood GO Station on the Lakeshore East line, providing direct rail service to Union Station, and is served by TTC bus routes connecting to Kennedy and Eglinton subway stations. Demand drivers include lake-adjacent green space (Guild Park and Gardens), local schools, and a stable owner-occupier base.
The broader Scarborough submarket is benefiting from ongoing transit investment, including the Eglinton Crosstown LRT and planned Scarborough Subway Extension, which support a long-horizon land value thesis. Guildwood specifically trades as a quieter, family-oriented pocket relative to higher-density Scarborough nodes, which typically translates to slower rent turnover and longer average tenancies.
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 on a single-tenant basis
Cap rate of 2.2% is thin; thesis depends on executing a legal second-suite rental or long-term appreciation
Property tax shown as $0 in source data; buyer must verify actual annual property tax with the City of Toronto
Listing notes property needs TLC; renovation budget and timeline should be underwritten before offer
Rent estimate of $2,800 is based on comparables_widened (63 comps); achievable rent for this specific layout should be confirmed
Second-suite income is not modelled in these projections; legalization requires compliance with City of Toronto zoning and building code
Sqft figure in source data (65) appears to be a data error and should be independently verified