West Hill 3-bed bi-level condo townhouse with 2 kitchens and 3 separate entrances, listed at $379,000
A bi-level condo townhouse in Scarborough's West Hill with two kitchens, three separate entrances, and all-inclusive maintenance fees covering heat, A/C, water, and cable. Estimated 7.31% cap rate with positive cash flow projected across all five down-payment scenarios.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$379,000
Cap rate
+7.31%
Est. monthly rent
$3,200
Source: comparables_widened
CF at 20% down
+$540/mo
first positive
Cash-on-cash
+7.43%
at 20% down
The Deal
A bi-level condo townhouse in Scarborough's West Hill with two kitchens, three separate entrances, and all-inclusive maintenance fees covering heat, A/C, water, and cable.
Section · Financial Reality
Five ways to buy. The 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 | $132,650 |
| Mortgage principal | $246,350 |
| Land transfer tax | $5,685 |
| Closing costs | $5,685 |
| Total acquisition | $144,020 |
Monthly cash flow
| Estimated rent | +$3,200 |
| Operating expenses | -$890 |
| Mortgage payment | -$1,439 |
| Net cash flow | +$872/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $160/mo |
| Maintenance reserve | $316/mo |
| Insurance | $158/mo |
| Property management | $256/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (23 comps).
Breakeven
Cash-flow positive at any leverage. Rent covers expenses and any mortgage at the locked rate.
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 ($5,685), and closing costs ($5,685).
Section · Investment Thesis
Why this property.
Listed at $379,000, this 3-bedroom, 2-bathroom bi-level condo townhouse in West Hill is structured for rental flexibility. The unit features two kitchens, three storeys, and three separate entrances, which the listing notes makes it suitable for either rental income or extended family living with a separate entrance to the ground floor. Two parking spaces and one large locker are included, and the all-inclusive maintenance fees cover heat, central A/C, water, and cable TV, which simplifies expense modelling.
On the financials, estimated gross annual rent is $38,400 supporting an estimated annual NOI of $27,723, an estimated cap rate of 7.31%, and an estimated gross yield of 10.13%. Across the five down-payment scenarios, the property projects positive monthly cash flow throughout: estimated $539.54 at 20% down ($75,800 in), $871.55 at 35% down, $1,203.56 at 50% down, $1,756.90 at 75% down, and $2,310.25 on an all-cash basis. The corresponding cash-on-cash returns sit in a tight band of 7.10% to 7.43%, meaning leverage sensitivity is relatively low; the 20% down scenario delivers the highest cash-on-cash at an estimated 7.43% while the all-cash scenario delivers the highest absolute monthly carry.
Because every scenario projects positive carry, the minimum recommended down payment for neutral or positive cash flow is 20%. Investors prioritizing return on equity should favour the leveraged scenario, while those prioritizing absolute monthly income or lower mortgage risk can step up the down payment without meaningfully sacrificing cash-on-cash. Estimated total acquisition cost ranges from $87,170 at 20% down to $390,370 on a cash purchase, with land transfer tax and closing costs of $5,685 each baked in.
The investment thesis here is cash flow first. With no recent sold comparables provided and a sub-$400,000 entry point in Scarborough, a 60+ month hold lets the operator capture rental income and ride neighbourhood demand drivers tied to the University of Toronto Scarborough campus, Highway 401, and 24-hour TTC bus routes. The two-kitchen configuration gives an operator optionality to test a single-tenant lease versus a multi-unit setup, subject to condo corporation rules and municipal regulations, which prospective buyers should verify independently.
Key features
- 3-bedroom, 2-bathroom bi-level condo townhouse spanning 3 storeys
- 2 kitchens and 3 separate entrances supporting flexible occupancy
- Separate entrance to the ground floor for in-law or tenant use
- 2 parking spaces and 1 large locker included
- All-inclusive maintenance fees cover heat, central A/C, water, and cable TV
- Backs onto a private trail with a large backyard
- Close to Morningside Park, Scarborough Town Centre, University of Toronto, and Highway 401
- 24-hour TTC bus routes nearby
Original MLS description
Great Location! Newly Painted Bi-level Condo Townhouse Featuring 3 Storeys And 3 Separate Entrances. This Spacious Home Offers 2 Kitchens, Making It An Excellent Investment Opportunity With Potential Rental Income Or The Perfect Setup For Extended Family Living With A Separate Entrance To The Ground Floor.The Main Level Features A Large Eat-in Kitchen With Ample Cabinetry, Laminate And Ceramic Flooring, And A Bright Open-concept Living And Dining Area With Large Windows That Fill The Space With Natural Light. Enjoy An Open Balcony With Breathtaking Panoramic Views.The Lower Level Provides A Separate Living Space, Ideal For Extended Family, In-laws, Or Tenants Seeking Added Privacy. Step Outside To A Large Backyard Backing Onto A Private Oasis And Trail, Perfect For Entertaining Or Relaxing. Includes 2 Parking Spaces And 1 Large Locker.Conveniently Located Close To Morningside Park, Walk-in Clinics, Drugstores, Supermarkets, Scarborough Town Centre, University Of Toronto, Highway 401, Parks, Schools, Restaurants, Shopping, And 24-hour Ttc Bus Routes.All-inclusive Maintenance Fees Cover Heat, Central A/C, Water, And Cable Tv.Don't Miss Out On This Incredible Opportunity! (42855109)
Section · Neighborhood
Where it sits.
West Hill
West Hill sits in eastern Scarborough near Morningside Park, with access to Highway 401 and 24-hour TTC bus routes connecting to the broader Toronto transit network. The listing cites proximity to Scarborough Town Centre, the University of Toronto, walk-in clinics, drugstores, supermarkets, parks, schools, restaurants, and shopping.
Demand drivers in this pocket include the University of Toronto Scarborough student and staff population, healthcare workers tied to nearby medical services, and families seeking lower-priced multi-bedroom inventory within Toronto city limits. The 401 corridor supports commuter tenant demand.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Listed square footage of 148 appears inconsistent with a 3-bedroom 3-storey townhouse and should be verified before underwriting
Rent estimate is based on widened comparables (23 comps); investor should validate achievable rent for the specific unit configuration
Two-kitchen and separate-entrance configuration may face condo corporation or municipal restrictions on multi-tenant use; verify rules before assuming dual-rental income
Maintenance fee shown as $0 in the financial model; confirm actual condo fees with the listing as all-inclusive fees still carry a monthly charge
Property tax shown as $0 in the financial model; verify actual annual tax assessment, as this materially affects NOI and cash flow
No recent sold comparables available to triangulate fair value
Cash-on-cash band is narrow (7.10% to 7.43%) across leverage scenarios, so financing rate changes can compress returns