Detached side-split on corner lot in West Hill with in-law suite potential
A 3-bed, 3-bath detached side-split in West Hill with a separable main floor and lower-level layout offering in-law or income potential. Estimated cap rate of 2.02% with negative carry under leveraged scenarios, approaching breakeven only at 75% down or higher.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$829,900
Cap rate
+2.02%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$188K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.02% 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
$187,852 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 | $290,465 |
| Mortgage principal | $539,435 |
| Land transfer tax | $12,449 |
| Closing costs | $12,449 |
| Total acquisition | $315,362 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,401 |
| Mortgage payment | -$3,150 |
| Net cash flow | -$1,752/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $692/mo |
| Insurance | $346/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 71.1% 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 ($12,449), and closing costs ($12,449).
Section · Investment Thesis
Why this property.
20 Ravenview Drive is a detached side-split on a corner lot in West Hill, listed at $829,900. The layout supports separation of the main floor from the two lower levels, creating two possible living spaces with a basement bedroom and 3-piece bathroom, plus walk-outs from both the main living area and the den. For investors, the appeal sits in the multigenerational or in-law suite configuration rather than headline yield: estimated gross annual rent is $33,600 against $16,783.50 in annual NOI, producing an estimated cap rate of 2.02% and gross yield of 4.05%.
Leverage sensitivity on this property is high. At 20% down ($165,980), estimated monthly cash flow is -$2,478.72 with a cash-on-cash return of -15.58%. Stepping to 35% down ($290,465) improves monthly cash flow to -$1,751.72 (cash-on-cash -6.67%), and 50% down ($414,950) still produces -$1,024.71 per month (cash-on-cash -2.80%). The property only reaches positive carry at 75% down, where estimated monthly cash flow is +$186.96 (cash-on-cash 0.35%), and at 100% cash the estimated monthly cash flow is +$1,398.62 (cash-on-cash 1.96%). The minimum recommended down payment for neutral-to-positive carry is therefore 75%.
Given the negative carry at conventional leverage and the modest yield even on a cash basis, this is best framed as a long-hold appreciation and optionality play rather than a yield trade. The investor case rests on West Hill's east-Scarborough location, the corner lot, and the ability to reconfigure the home into two units for higher rent capture or owner-plus-tenant occupancy. Buyers should underwrite a 60+ month hold and budget for cosmetic or layout work to realize the separated-suite potential referenced in the listing.
At a 4.99% mortgage rate over 25-year amortization, monthly mortgage payments range from $3,877.34 at 20% down to $1,211.67 at 75% down. Estimated total acquisition cost is $190,877 at 20% down and $647,322 at 75% down, inclusive of $12,448.50 in land transfer tax and $12,448.50 in closing costs. Investors should validate rent assumptions against the comparables set (63 comparables, widened search) before committing.
Key features
- Detached side-split on a premium corner lot
- 3 bedrooms, 3 bathrooms across multiple levels
- Main floor separable from two lower levels, creating two possible living spaces
- Basement includes a large bedroom and 3-piece bathroom
- Two walk-outs: main living area to upper deck, den to lower backyard deck
- Open-concept main floor with gas stove, stainless appliances, kitchen island, pot lights
- 2-car driveway plus 1-car garage
- Close to schools, shopping, and transit
Original MLS description
Versatile and spacious detached side-split situated on a premium corner lot in a family-friendly neighbourhood! This 3-bedroom, 3-bathroom home offers a functional layout ideal for families, investors, or multigenerational living. The bright open concept main living area features a walk-out to the deck, pot lights, a gas stove, stainless steel appliances, and a kitchen island. Upstairs, you'll find 3 bedrooms and a 5-piece bathroom. Offering excellent in-law or income potential, the main floor can be easily separated from the two lower levels, creating 2 possible living spaces. A second walk-out from the den leads to the lower level backyard deck, while the basement adds valuable living space with a large bedroom & 3-piece bathroom. Complete with a 2-car driveway, 1-car garage, and close to schools, shopping, and transit, this home is packed with potential in a convenient location. (42857111)
Section · Neighborhood
Where it sits.
West Hill
West Hill sits in east Scarborough near the Toronto-Pickering boundary, with access to Highway 401, Kingston Road transit routes, and the University of Toronto Scarborough campus. The area is a stable, family-oriented detached-home market with steady end-user demand and proximity to schools, shopping along Lawrence Avenue East, and TTC bus service connecting to Line 3 successor routes.
Corner lots in this pocket are typically rebuilt or expanded over time, supporting a long-hold appreciation thesis tied to detached land value in Scarborough rather than near-term rental yield.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property is cash-flow negative at 20%, 35%, and 50% down scenarios
Requires 75% down or more to reach positive monthly carry on estimated figures
Estimated cap rate of 2.02% is below typical investor thresholds; thesis depends on appreciation and suite-conversion optionality
Rent estimate derived from widened comparables search (63 comps); investor should validate before closing
Property tax field reports $0; buyer should confirm actual municipal tax assessment
Sqft figure in data feed (102) appears to be a data entry artifact and does not reflect true floor area; verify on site