Fletcher's Creek South 4+3 detached with two basement units and pool, listed at $999,000
A renovated detached home in Fletcher's Creek South with two self-contained basement units and roughly 5,000 sq ft of finished space. The income-conversion footprint is already in place; the investment case rests on optimizing rents across the upper and two lower units rather than further capex.
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
Section · Why this passed our floor
What lifts the math here
Current cap
2.05% 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
$218,368 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
75% 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=66).
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 listing suits a value-add investor who wants an already-converted multi-unit footprint rather than a construction project. The basement contains two separate, fully self-contained units alongside the 4-bedroom upper home, giving the buyer three rentable envelopes from day one. At the $999,000 list price the estimated cap rate is 2.05% on current rent assumptions, so the thesis is NOI lift through unit-by-unit re-tenanting and rent optimization, not stabilized yield at acquisition.
Fletcher's Creek South sits in south Brampton with walking-distance access to schools and parks, and proximity to Sheridan College, major shopping, and key highways per the listing. Sheridan College's Davis Campus anchors a steady student and faculty rental pool that supports basement-suite demand in this pocket. The Hurontario LRT corridor to the east and the Highway 407/410 interchange to the north frame the submarket's commuter geography. Roughly $200,000 in recent renovations and 2024 replacement of the furnace and owned hot water tank reduce near-term capital calls, which matters for an investor underwriting three tenancies in parallel.
Carry is negative across leveraged scenarios: estimated monthly cash flow runs -$2,958.57 at 20% down and -$1,208.30 at 50% down. Breakeven only appears at 75% down, where estimated monthly cash flow turns to +$250.26. The recommended structure is 75% down or all-cash for investors prioritizing positive carry, with a 60+ month hold to capture Sheridan-driven rental demand and Hurontario corridor appreciation.
Key features
- 4+3 bedroom detached, approximately 5,000 sq ft of finished space
- Two self-contained basement units in addition to the upper home
- Approximately $200,000 in recent renovations
- Furnace and owned hot water tank replaced in 2024
- Private backyard with swimming pool
- Walking distance to schools and parks; close to Sheridan College
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 neighborhood adjacent to Sheridan College's Davis Campus, with walking access to schools and parks per the listing. The pocket draws student, faculty, and newcomer tenants, supporting demand for basement suites and multi-unit detached homes.
Highway 410 and Highway 407 frame the commuter geography to the north and east, and the Hurontario LRT corridor under construction along Main Street anchors longer-horizon transit upside for south Brampton.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at 20%, 35%, and 50% down scenarios; breakeven only reached at 75% down
High leverage sensitivity: swing between 20% down and 100% cash exceeds $4,600 per month in estimated cash flow
Estimated cap rate of 2.05% is below typical investor underwriting thresholds for the GTA
Three-unit operation requires landlord experience and compliance with municipal secondary-suite registration rules
Pool ownership adds insurance, maintenance, and liability costs not fully reflected in baseline operating assumptions
Rent estimate sourced from widened comparables, not direct same-block comps