West Hill bi-level townhouse with 2 kitchens and 3 entrances, positive carry from 20% down
Three-storey condo townhouse at 4060 Lawrence Avenue East with two kitchens and three separate entrances, listed at $379,000 with an estimated 7.31% cap rate. The layout supports a primary-plus-lower-suite rental setup, and all five down-payment scenarios project positive monthly cash flow.
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
Section · Why this passed our floor
Where the income story is solid
Cap rate
7.31% — at or above our 4.0% cash-flow tier floor.
Breakeven leverage
20% down to clear neutral monthly carry. Below that the property runs negative; above it the carry compounds.
Positive carry at minimum down
Estimated $540 per month at 20% down, before tax-side considerations.
Rent backed by
Estimate sourced from city-wide comparables.
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.
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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=23).
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.
This property targets the cash-flow investor and beginner portfolio builder looking for an entry-priced GTA rental with a built-in secondary-suite layout. The mechanic is straightforward income at moderate leverage: list price $379,000, estimated cap rate 7.31%, and estimated gross yield 10.13% on $3,200 projected monthly rent. The two-kitchen, three-entrance configuration with a separate ground-floor entry supports renting the main and lower levels independently, which underpins the rent assumption.
The Scarborough West Hill submarket draws tenant demand from the University of Toronto Scarborough campus and the Scarborough Town Centre employment node, both referenced in the listing. Highway 401 access supports commuter tenants, and 24-hour TTC bus service along Lawrence Avenue East connects the corridor to Kennedy Station and the eastern end of Line 2. Morningside Park and the adjacent trail system provide an amenity backdrop that supports family tenant retention. All-inclusive maintenance fees covering heat, central A/C, water, and cable simplify operating-expense modelling for a first-time landlord.
Recommended entry is the 35% down scenario, which projects estimated monthly cash flow of $871.55 and a 7.26% cash-on-cash return; the 20% scenario still carries positive at an estimated $539.54 per month. Hold period is 60+ months to ride rental escalation and amortization. Execution is buy, tenant both levels using the existing separate-entrance layout, and refinance once rents stabilize.
Key features
- 3-storey bi-level condo townhouse with 3 separate entrances
- 2 kitchens supporting dual-occupancy rental setup
- Separate ground-floor entrance to lower-level suite
- 2 parking spaces and 1 large locker included
- All-inclusive maintenance fees: heat, central A/C, water, cable TV
- Backs onto private trail and Morningside Park ravine system
- Estimated cap rate 7.31% on $3,200 projected monthly rent
- Positive projected cash flow across all five financing scenarios
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 along the Lawrence Avenue East corridor, with direct Highway 401 access and 24-hour TTC bus service feeding Kennedy Station on Line 2. The submarket draws tenant demand from the University of Toronto Scarborough campus, Centennial College's Morningside campus nearby, and the Scarborough Town Centre retail and office node.
Morningside Park, one of the largest ravine parks in Toronto, sits adjacent to the property and anchors the area's green-space appeal. Tenant profile skews toward students, healthcare workers, and multi-generational families, which aligns with the two-kitchen layout.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Rent estimate sourced from widened comparables, not direct in-building comps; actual achievable rent may vary
Condo townhouse maintenance fees can increase materially over time and erode the cap rate
Listed sqft of 148 appears to be a data error; verify actual unit size before underwriting
Dual-occupancy use must comply with condo corporation rules and municipal zoning; confirm before assuming two rental incomes
Leverage sensitivity is medium: monthly cash flow swings from $539.54 at 20% down to $2,310.25 at 100% cash
No recent sold comparables available to triangulate resale value