Brampton North 4-bed with separate side entrance and in-law suite potential at $699,900
A carpet-free 4-bedroom home in Brampton North with a finished basement and separate side entrance, offering in-law suite or rental potential. Estimated cap rate is 3.57% with neutral carry reached at the 50% down scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$699,900
Cap rate
+3.57%
Est. monthly rent
$3,400
Source: comparables_widened
Est. net spread
+$158K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
A carpet-free 4-bedroom home in Brampton North with a finished basement and separate side entrance, offering in-law suite or rental potential.
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 | $244,965 |
| Mortgage principal | $454,935 |
| Land transfer tax | $10,499 |
| Closing costs | $10,499 |
| Total acquisition | $265,962 |
Monthly cash flow
| Estimated rent | +$3,400 |
| Operating expenses | -$1,317 |
| Mortgage payment | -$2,657 |
| Net cash flow | -$574/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $170/mo |
| Maintenance reserve | $583/mo |
| Insurance | $292/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 49.0% 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 ($10,499), and closing costs ($10,499).
Section · Investment Thesis
Why this property.
Listed at $699,900, 52 Garfield Crescent is a 4-bedroom home in Brampton North with a finished basement and separate side entrance, a configuration that supports an in-law suite or secondary unit conversion. Projected gross annual rent is $40,794 with estimated annual NOI of $24,992.28, producing an estimated cap rate of 3.57% and a gross yield of 5.83%. Monthly operating expenses are estimated at $1,316.81, which includes insurance, maintenance reserve, property management, and vacancy loss.
Leverage sensitivity on this property is high. At 20% down ($139,980), estimated monthly cash flow is -$1,187.29 with a cash-on-cash return of -8.85%. At 35% down ($244,965), estimated monthly cash flow improves to -$574.16 (cash-on-cash -2.59%). The property approaches breakeven at the 50% down scenario, with estimated monthly cash flow of $38.96 and cash-on-cash of 0.13%. At 75% down, estimated monthly cash flow is $1,060.82 (cash-on-cash 2.33%), and an all-cash purchase produces estimated monthly cash flow of $2,082.69 with a 3.47% cash-on-cash return.
The minimum recommended down payment for neutral or positive carry is 50%. Below that threshold the property is a negative-carry hold dependent on appreciation and amortization to generate returns. Investors planning to leverage at 20% to 35% should underwrite ongoing monthly contributions. The separate side entrance offers a value-add path: legalizing or rent-ready finishing of a basement unit could materially improve rent above the comparables-widened estimate of $3,399.50 per month.
This is best held as a long-term play (60+ months) by investors who can either deploy substantial equity or execute on the basement suite conversion to drive rent higher. Mortgage figures assume a 4.99% rate over a 25-year amortization.
Key features
- 4 bedrooms across two levels
- Finished basement with separate side entrance, suitable for in-law suite
- Carpet-free throughout
- Granite countertops and stainless steel appliances in kitchen
- Primary bedroom with walk-in closet
- 200-amp electrical panel and owned water heater
- Roof replaced approximately 10 years ago
- Private backyard with storage shed and gazebo
- Minutes from Highway 410
Original MLS description
Welcome to 52 Garfield Cres, an immaculate 4-bedroom semi-detached home in the highly sought-after Brampton North! Lovingly maintained by the same owners for over 20 years, this fully carpet-free home offers bright, functional living at its best. The main floor boasts a spacious, open-concept living and dining area flooded with natural light from a massive picture window. Cook and entertain in style in the modern kitchen, complete with gleaming granite countertops and stainless steel appliances. Upstairs, you will find four generously sized bedrooms, including a primary retreat with a walk-in closet. The fully finished basement features a separate side entrance, offering incredible income potential or the perfect space for an in-law suite. Outside, enjoy a private backyard oasis complete with a large storage shed and a gazebo. Major peace of mind with a 200-amp electrical panel, owned water heater, and a roof replaced approx. 10 years ago (Furnace/AC 2008). Conveniently located just minutes from Hwy 410, great schools, shopping, and places of worship. Move-in ready with outstanding comfort and investment potential. Don't miss out-book your private showing today before it's gone! (42850707)
Section · Neighborhood
Where it sits.
Brampton North
Brampton North is an established residential pocket with proximity to Highway 410, providing direct access south to the 407 and onward to the GTA core employment nodes. The area offers a mix of detached and semi-detached housing on mature lots, with school catchments, retail along Bovaird and Queen Street, and places of worship within a short drive.
Demand drivers include Brampton's population growth, immigration-led household formation, and rental demand from healthcare and logistics workers tied to Peel Memorial, Brampton Civic, and the CN intermodal terminal. Highway 410 access supports commuter rental tenancies as well as multi-generational households, which fits this home's 4-bedroom plus basement layout.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: negative monthly cash flow at 20% and 35% down scenarios
Breakeven only achieved at 50% down or higher, requiring substantial equity
Furnace and AC dated to 2008, likely approaching end of useful life and may require capital replacement
Listing describes the home as semi-detached in the remarks while property type is recorded as detached; buyer should verify
Rent estimate sourced from widened comparables (66 comps), which may overstate achievable rent for this specific configuration
Basement suite income potential is contingent on legal conformity with Brampton's second unit registration requirements