Malvern bungalow with separate-entrance basement suite near Finch & Tapscott
Detached 4-bed bungalow in Scarborough's Malvern neighbourhood with a finished lower unit (2-bed, separate entrance, private laundry) priced at $820,000. Configured for house-hacking or dual-tenant rental, with TTC at the door and quick access to Highway 401.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$820,000
Cap rate
+2.77%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$186K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Detached 4-bed bungalow in Scarborough's Malvern neighbourhood with a finished lower unit (2-bed, separate entrance, private laundry) priced at $820,000.
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 | $287,000 |
| Mortgage principal | $533,000 |
| Land transfer tax | $12,300 |
| Closing costs | $12,300 |
| Total acquisition | $311,600 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$1,461 |
| Mortgage payment | -$3,113 |
| Net cash flow | -$1,223/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $683/mo |
| Insurance | $342/mo |
| Property management | $268/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (24 comps).
Breakeven
This property turns cash-flow positive at 60.5% 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 ($12,300), and closing costs ($12,300).
Section · Investment Thesis
Why this property.
This Malvern bungalow at 10 Crow Trail is listed at $820,000 and is positioned as a two-unit income property: a 4-bedroom upper unit and a 2-bedroom lower unit with separate entrance and private laundry. Based on widened rental comparables (24 comps), estimated gross monthly rent is $3,350, producing an estimated gross annual rent of $40,200, annual NOI of $22,674, an estimated cap rate of 2.77%, and a gross yield of 4.9%. Estimated land transfer tax and closing costs total $24,600 combined.
Leverage sensitivity on this property is high. At 20% down ($164,000), the estimated monthly mortgage payment is $3,831.09 and estimated monthly cash flow is -$1,941.59, a cash-on-cash return of -12.35%. At 35% down ($287,000), monthly cash flow improves to an estimated -$1,223.26 (-4.71% cash-on-cash). At 50% down ($410,000), the property still bleeds an estimated -$504.93 per month (-1.39%). The property only crosses into positive carry around 75% down ($615,000), where estimated monthly cash flow is +$692.28 (1.30% cash-on-cash), and at an all-cash purchase ($820,000) estimated monthly cash flow is +$1,889.50 (2.68% cash-on-cash). The minimum recommended down payment for neutral-to-positive carry is therefore 75%.
The investment case is not current yield at typical leverage; it is a Scarborough land-and-location play with rental offset. The lot configuration (40 ft frontage, oversized backyard, 4 parking spots) and the legal-secondary-unit potential give the buyer optionality on future redevelopment or unit legalization, while the existing two-unit layout provides immediate rental income to offset carrying costs. Buyers underwriting at 20% to 50% down should expect to subsidize the property monthly and plan for a longer hold to let appreciation and rent growth work.
Suitable hold period is 60+ months. This is an intermediate-to-advanced investor profile: the numbers only work for substantially cash buyers, house-hackers willing to live in one unit while renting the other, or long-horizon portfolio builders treating monthly negative carry as a cost of holding GTA detached land.
Key features
- Detached bungalow, 4 bedrooms upper unit plus 2 bedroom lower unit
- Finished basement with separate entrance and private laundry
- 40 ft frontage, oversized private backyard
- 4 parking spots
- TTC bus access at the doorstep
- Minutes to Highway 401
- Walkable to schools, parks, shopping, library and hospital
- Configured for house-hacking or dual-tenant rental
Original MLS description
INVESTOR SPECIAL! Income-Generating Bungalow in Prime Finch & Tapscott Area Spacious and well-maintained bungalow on a large 40 ft front lot A perfect opportunity for investors or first-time buyers looking to live and earn! The finished basement, with separate entrance extends the living space. This home is a great candidate for a secondary unit to subsidize your carrying costs. With 4 parking spots and an oversized, park like, private backyard, this home is not to be missed Upper Unit: 4 Bedrooms | 1 Bathroom Lower Unit: 2 Bedrooms | 1 Bathroom | Separate Entrance | Private Laundry Bright, functional layout in both units. Lower-level laundry for tenant convenience Situated in a safe, family friendly neighbourhood Ideal setup for house hacking or long-term rental investment. Unbeatable Location: TTC at your doorstep Steps to schools, parks, shopping, library & hospital Minutes to Highway 401 and all major amenities Whether you're looking to grow your investment portfolio or get into the market with income support, this is a rare opportunity you don't want to miss! make sound nice. (42865576)
Section · Neighborhood
Where it sits.
Malvern
Malvern is a mature, family-oriented neighbourhood in northeast Scarborough anchored around Finch Avenue East and Tapscott Road. The area is served by TTC bus routes connecting to Scarborough Centre and the broader subway network, and Highway 401 is minutes away by car, supporting tenant demand from commuters working across the GTA.
The immediate pocket offers walkable access to schools, parks, shopping, a library, and a hospital, which supports steady rental demand from families and multi-generational households. Detached two-unit bungalows on larger lots in this submarket also benefit from longer-term redevelopment and secondary-suite legalization trends across Scarborough.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down payment scenarios
Property only reaches positive estimated monthly cash flow at 75% down or higher
Estimated cap rate of 2.77% is below typical GTA financing costs at the 4.99% rate used
Rent estimate is based on widened comparables (24 comps); achievable rent for the specific unit mix may vary
Property tax shown as $0 in the provided figures; buyer should verify actual municipal tax assessment as this will reduce NOI when corrected
Secondary unit legalization status not confirmed in listing; buyer should verify compliance with City of Toronto requirements
Reported interior size of 102 sqft appears to be a data error; buyer should verify actual floor area