Brampton North 4-bed with separate side entrance and finished basement, priced at $699,900
A carpet-free 4-bedroom semi in Brampton North with a fully finished basement and separate side entrance, set up for a second-suite conversion. Estimated cap rate is 3.57% with breakeven cash flow arriving 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
Section · Why this passed our floor
What lifts the math here
Current cap
3.57% 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
$157,627 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
50% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from city-wide 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=66).
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.
This listing fits a value-add investor targeting NOI lift through a legal secondary suite. The finished basement already has a separate side entrance, which is the costly piece most Brampton conversions lack. At a $699,900 list price and a 3.57% estimated cap rate on single-tenant rent, the underwriting argues for repositioning rather than holding as a single-family rental. The thesis path is to legalize the lower unit, re-tenant both levels separately, and lift gross rent above the comparables-widened $3,399.50 single-tenant estimate.
Brampton North sits inside the Highway 410 commuter corridor, with the listing noting the property is "just minutes from Hwy 410," which feeds directly to Highway 407 and the Pearson employment cluster. The submarket has been absorbing demand from Peel Region's population growth and from tenants priced out of Mississauga. Brampton's two-unit dwelling registration framework is well established, which shortens the permit pathway for legalizing the basement suite once the side entrance, egress, and fire separation are documented. Proximity to Sheridan College's Davis Campus and Brampton Civic Hospital supports rental absorption for both upper and lower units once split.
Execution favours the 50% down scenario, where estimated monthly cash flow turns positive at $38.96 as a single-family rental, providing a neutral carry while the legal-suite work is completed. At 75% down the position generates an estimated $1,060.82 monthly before the suite conversion. Plan a 24 to 36 month hold to season the legal second-suite income, then refinance against the lifted NOI or hold for Peel Region rent growth.
Key features
- Fully finished basement with separate side entrance, enabling secondary suite conversion
- Four bedrooms across upper level supports family or room-rental tenancy
- Carpet-free throughout with granite counters and stainless steel appliances
- 200-amp electrical panel already in place, supporting suite legalization
- Roof replaced approximately 10 years ago; owned water heater
- Private backyard with storage shed and gazebo
- Minutes from Highway 410 corridor
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)
All photos
37 additional · click any to expand
Section · Neighborhood
Where it sits.
Brampton North
Brampton North is an established Peel Region neighbourhood with direct access to Highway 410, feeding into Highway 407 and the Pearson Airport employment zone. The area draws steady tenant demand from Peel Region's continued population growth, Sheridan College's Davis Campus, and Brampton Civic Hospital staff.
The submarket is dominated by 1970s and 1980s detached and semi-detached stock, much of which has been converted or is convertible to two-unit configurations under Brampton's registered second-unit program. Garfield Crescent specifically benefits from quiet interior-street positioning while remaining within minutes of arterial routes and retail along Queen Street.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Cash flow is negative at 20% and 35% down scenarios; estimated -$1,187.29 monthly at 20% down. Leverage sensitivity is high.
Furnace and AC date to 2008 and are near end of useful life; budget for mechanical replacement.
Estimated rent is sourced from widened comparables rather than direct neighbourhood comps; actual achievable rent may vary.
Legal second-suite registration requires fire separation, egress, and parking compliance; budget permit and upgrade costs before underwriting the lifted NOI.
Listed as semi-detached in description but categorized as detached in feed; verify property type on title before offer.
No recent sold comparables were available to triangulate ARV or rent.