Renovated 4+3 Brampton Detached with Two Basement Units, Pool, and Multi-Unit Income Potential
A renovated detached home in Fletcher's Creek South listed at $999,000 with over 5,000 sq ft of finished space and a basement configured as two self-contained units. Estimated cap rate is 2.05% with negative carry until roughly 75% down, where monthly cash flow turns modestly positive.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$999,000
Cap rate
+2.05%
Est. monthly rent
$3,400
Source: comparables_widened
Est. net spread
+$218K
6mo hold
Annualized ROI
+43%
preliminary
The Deal
A renovated detached home in Fletcher's Creek South listed at $999,000 with over 5,000 sq ft of finished space and a basement configured as two self-contained units.
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 | $349,650 |
| Mortgage principal | $649,350 |
| Land transfer tax | $14,985 |
| Closing costs | $14,985 |
| Total acquisition | $379,620 |
Monthly cash flow
| Estimated rent | +$3,400 |
| Operating expenses | -$1,691 |
| Mortgage payment | -$3,792 |
| Net cash flow | -$2,083/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $170/mo |
| Maintenance reserve | $833/mo |
| Insurance | $416/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 70.7% 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 ($14,985), and closing costs ($14,985).
Section · Investment Thesis
Why this property.
This Fletcher's Creek South detached is listed at $999,000 and offers a 4+3 bedroom layout, approximately $200,000 in recent renovations, and a basement configured as two separate, fully self-contained units. With over 5,000 sq ft of finished space, owned hot water tank and furnace (replaced in 2024), and a pool, the property targets buyers who can monetize multiple income streams while occupying or leasing the main floors. Estimated monthly rent is $3,399.50, producing an estimated annual NOI of $20,505.78, a cap rate of 2.05%, and a gross yield of 4.08%.
Leverage sensitivity here is high. At 20% down, estimated monthly cash flow is -$2,958.57 with cash-on-cash of -15.45%, and the negative carry remains material at 35% down (-$2,083.44 per month, -6.59% cash-on-cash) and at 50% down (-$1,208.30 per month, -2.74% cash-on-cash). The property only crosses into positive territory at 75% down, where estimated monthly cash flow is +$250.26 and cash-on-cash is 0.39%. A full cash purchase produces estimated monthly cash flow of +$1,708.82 and a 1.99% cash-on-cash return. The minimum recommended down payment for neutral or positive carry is therefore 75%.
The figures above use a 4.99% mortgage rate and 25-year amortization, and the rent estimate is anchored to 66 comparables. Because debt service dominates the income statement at conventional leverage, this is not a cash flow play for a leveraged buyer. The investment case rests on three pillars: capturing rent from the two basement units plus the main residence, recovering the renovation premium over a long hold, and benefiting from Brampton's continued population and infrastructure growth near Sheridan College and the 407/410 corridor.
Suitable strategies include owner-occupation with two basement rentals to offset carrying costs, a substantially-cash multi-unit hold, or a long-horizon appreciation play for a buyer willing to absorb negative carry at lower down payments. Buyers underwriting at 20% to 50% down should budget for meaningful monthly top-ups and verify achievable rents for each of the three rental units independently before proceeding.
Original MLS description
Location! Location! Location! One Of A Kind Where Elegance, Prestige & Charisma With Fabulous Upgrades All Rolled Into One! Experience an exceptional blend of luxury and comfort in this beautifully appointed home, ideally situated in the sought-after community of Fletcher's Creek South! A stunning double-door entrance sets the tone, welcoming you into a tastefully upgraded4+3 bedroom home. Approximately $200,000 invested in premium renovations, delivering over 5,000sq. ft. of sophisticated living space. Designed for culinary excellence, the gourmet kitchen features an expansive island perfect for family gatherings and hosting guests. An expansive, light-filled layout offers spacious principal rooms designed for comfortable living. Step outside to a private backyard oasis featuring a sparkling swimming pool-perfectly designed for entertaining. The basement features two separate, fully self-contained units, offering excellent potential for additional rental income. Hot water Tank and Furnace are owned(Replaced:2024).Conveniently located within walking distance of schools and parks, and close to Sheridan College, major shopping areas, and key highways. Offering an ideal blend of space, sophistication, and income potential, this home presents a rare opportunity for discerning buyers. (42855085)
Section · Neighborhood
Where it sits.
Fletcher's Creek South
Fletcher's Creek South is an established south Brampton community bounded by the 407 and 410 corridors, with quick access to Mississauga Road, Steeles Avenue, and Highway 401. The area draws a steady tenant pool from Sheridan College's Davis Campus, healthcare workers along the Steeles employment belt, and families seeking detached housing within commuting range of Mississauga and Toronto.
Local demand drivers include walkable schools and parks, proximity to Shoppers World and Bramalea City Centre, and ongoing population growth in Peel Region. The combination of large detached inventory and student/commuter demand supports multi-unit rental strategies, particularly for homes with legal or legally-prepared secondary suites.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
No risks flagged by the QA agent.