South Oakville cul-de-sac detached with separate-entrance lower level near Appleby College and the lake
A four-bedroom detached on a cul-de-sac in South Oakville with a separate-entrance lower level housing two additional bedrooms. The configuration supports a value-add income-conversion path, though carry is negative until very low leverage given the $1,999,999 list price.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,999,999
Cap rate
+1.27%
Est. monthly rent
$5,300
Source: comparables_widened
Est. net spread
+$456K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.27% 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
$455,750 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% 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 | $700,000 |
| Mortgage principal | $1,299,999 |
| Land transfer tax | $30,000 |
| Closing costs | $30,000 |
| Total acquisition | $760,000 |
Monthly cash flow
| Estimated rent | +$5,300 |
| Operating expenses | -$3,189 |
| Mortgage payment | -$7,592 |
| Net cash flow | -$5,481/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $265/mo |
| Maintenance reserve | $1,667/mo |
| Insurance | $833/mo |
| Property management | $424/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=51).
Breakeven
This property turns cash-flow positive at 81.9% 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 ($30,000), and closing costs ($30,000).
Section · Investment Thesis
Why this property.
This listing suits a value-add investor with substantial equity who wants a South Oakville address and a defensible income-conversion path. The lower level already has a separate entrance and two bedrooms, one with a 3-pc ensuite, which is the structural foundation for a legal secondary suite. At a $1,999,999 list price the estimated cap rate of 1.27% does not support a cash-flow thesis on financing; the play is NOI lift on the lower unit combined with long-hold appreciation in a lakeside catchment.
South Oakville sits within the Appleby College catchment and walking distance of the downtown Oakville core and the lake. The Oakville GO Station on the Lakeshore West line provides one-seat service to Union, and the QEW carries commuters west to Burlington and east to the Mississauga employment nodes. The neighborhood is supply-constrained: cul-de-sac lots surrounded by mature trees inside the established South Oakville grid rarely turn over, and zoning here is dominated by low-density detached stock. Demand drivers are the private school presence anchored by Appleby College, proximity to the harbour and Lakeshore Road retail, and the scarcity of through-street alternatives at this price tier.
Execution requires either 100% cash, which produces an estimated monthly cash flow of $2,111.00 at a 1.23% cash-on-cash return, or 75% down, which still carries a roughly $809.04 monthly shortfall before any suite conversion. The intended path is to formalize the lower level as a legal secondary suite within the first 12 to 18 months, lift gross rent above the $5,300 unconverted comparable, and hold 60+ months for South Oakville appreciation. Refinance once the suite is permitted and rented.
Key features
- Detached 4-bed, 3-bath on a South Oakville cul-de-sac
- Separate entrance to lower level with two bedrooms (suite-conversion candidate)
- Lower-level bedroom with 3-pc ensuite already in place
- Renovated kitchen with stainless steel appliances, granite counters, centre island
- Primary bedroom with 5-pc ensuite
- Walking proximity to Appleby College, Oakville GO Station, and the QEW
- List price $1,999,999
Original MLS description
Nestled at the end of an exclusive cul-de-sac in the heart of South Oakville, this property offers a rare blend of privacy, elegance, and exceptional proximity to the lake. Surrounded by mature trees, enjoy a serene natural backdrop and a sense of seclusion that is increasingly rare in this coveted lakeside community. Upon entering, you are greeted by a freshly painted and welcoming open concept design. Large windows fill the main level with natural light, creating an open flow between the living, dining, and kitchen spaces. The custom renovated kitchen features stainless steel appliances, classic wood cabinetry, granite countertops, and a large centre island with tons of storage. The layout is ideal for both everyday living and entertaining. The upper level features the primary bedroom with a 5-pc ensuite bath with a spa-inspired double vessel vanity and stone basins. Another bedroom is also on the same level, which can be converted into an office. The lower level features a separate entrance, two spacious bedrooms, one with a fireplace and another with a 3pc ensuite. The finished basement is a true extension of your living space, offering endless possibilities for family fun and relaxation and keeping the rest of the home clutter-free. Whether drawn to lakeside morning walks, the vibrancy of downtown Oakville, top schools, or the privacy of this sought-after neighbourhood, this home presents an exceptional opportunity to experience the best of South Oakville living! Close proximity to Appleby College, GO Station, & quick access to the QEW highway. (42865651)
Section · Neighborhood
Where it sits.
SW Southwest
South Oakville is one of the GTA's established lakeside enclaves, anchored by Appleby College, downtown Oakville's Lakeshore Road retail spine, and the harbour. The Oakville GO Station offers Lakeshore West service to Union, and the QEW links the area to Burlington to the west and Mississauga employment centres to the east. Inventory at the cul-de-sac and ravine-adjacent end of the market is structurally limited, which has historically supported pricing through cycles.
The buyer base in South Oakville skews toward owner-occupiers with school-age children targeting private and top-ranked public catchments, which sets the resale exit. Tenant demand on a legal secondary suite typically comes from professionals working in Oakville and west Mississauga who want a lakeside address.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at every financed scenario: -$7,233.12 at 20% down through -$809.04 at 75% down. Only 100% cash produces positive carry at +$2,111.00/month.
Estimated cap rate of 1.27% is well below GTA cash-flow benchmarks; thesis depends on suite conversion and appreciation, not in-place yield.
Leverage sensitivity is high: each 15% increment in down payment moves monthly cash flow by roughly $1,750-$2,920.
Rent estimate of $5,300/month is sourced from widened comparables (rent_source: comparables_widened), which carries more uncertainty than tight local comps.
Secondary-suite legalization requires Town of Oakville zoning and building permit approval; the separate entrance and bedroom layout are necessary but not sufficient conditions.
Exit liquidity at the $2M+ detached tier is sensitive to mortgage rates and the private-school-family buyer pool.