South Oakville cul-de-sac detached near the lake, separate-entrance lower level, $1,999,999
A 4-bed detached on an exclusive cul-de-sac in South Oakville with a separate-entrance lower level and renovated kitchen, listed at $1,999,999. Estimated cap rate is 1.27% and the property only reaches positive monthly cash flow at 100% cash, making this primarily a lifestyle and long-hold appreciation play rather than a yield asset.
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
The Deal
A 4-bed detached on an exclusive cul-de-sac in South Oakville with a separate-entrance lower level and renovated kitchen, listed at $1,999,999.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (51 comps).
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 South Oakville detached at 130 Tavistock Square is priced at $1,999,999 and sits at the end of a cul-de-sac near the lake, with a custom renovated kitchen, four bedrooms, three baths, and a separate-entrance lower level that adds optionality for in-law or extended-family use. On the income side, projected gross annual rent is $63,600 against $3,189 in monthly operating expenses, producing an estimated annual NOI of $25,332.01, an estimated cap rate of 1.27%, and an estimated gross yield of 3.18%. The rent estimate is drawn from 51 widened comparables, so investors should treat it as a directional figure rather than a contracted rent.
Leverage sensitivity here is high, and the property does not carry on debt at current rates. At 20% down ($399,999.80, total acquisition roughly $459,999.77), estimated monthly cash flow is -$7,233.12 with a cash-on-cash return of -18.87%. Stepping to 35% down improves carry to an estimated -$5,481.09 per month (-8.65% cash-on-cash), and 50% down still leaves an estimated -$3,729.07 per month (-4.22% cash-on-cash). Even at 75% down ($1,499,999.25), estimated monthly cash flow is -$809.04 with a -0.62% cash-on-cash return, so breakeven is not reached on any financed scenario. Only the 100% cash scenario produces positive carry at an estimated $2,111.00 per month and a 1.23% cash-on-cash return.
The minimum scenario where carry turns positive is 100% cash; investors using debt should expect to fund the shortfall out of pocket and underwrite the position on appreciation, land value, and end-use optionality rather than yield. South Oakville lakeside streets, proximity to Appleby College, the GO Station, and the QEW are the durable demand drivers supporting a long hold. The separate-entrance lower level with two additional bedrooms and a 3-piece ensuite gives flexibility to offset some carry through a secondary suite arrangement where permitted.
Hold-period implication: this is a 60+ month thesis aimed at cash buyers or very low-leverage buyers who value land, location, and lifestyle utility, with rental income offsetting carrying costs rather than generating return. Anyone underwriting on leverage should size the equity cushion to absorb multiple years of negative carry. All financial figures are estimates and not guarantees.
Key features
- Cul-de-sac lot in South Oakville near the lake
- Custom renovated kitchen with stainless steel appliances, granite counters, and centre island
- Primary bedroom with 5-piece ensuite
- Separate-entrance finished lower level with two additional bedrooms
- Lower-level bedroom with 3-piece ensuite, adding suite flexibility
- Close to Appleby College, Oakville GO Station, and the QEW
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's SW pocket is one of the GTA's established lakeside enclaves, with mature tree canopy, low-density streets, and walkable access to downtown Oakville's retail and waterfront. The subject sits on a cul-de-sac, which tends to support resale premiums in family-oriented submarkets.
The location offers close proximity to Appleby College, the Oakville GO Station for downtown Toronto commuters, and quick access to the QEW for regional connectivity. Top-rated public and private schools, combined with constrained lakeside land supply, are the principal demand drivers underpinning a long-term hold thesis here.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: every financed scenario (20%, 35%, 50%, and 75% down) produces negative estimated monthly cash flow
Property only reaches positive carry at 100% cash, with an estimated 1.23% cash-on-cash return
Estimated cap rate of 1.27% is well below GTA debt costs at the 4.99% rate used
Rent estimate is drawn from widened comparables (51 comps), not in-place leases, so realized rent may vary materially
Annual property tax recorded as $0 in the dataset; verify actual municipal taxes before underwriting
Secondary suite use of the separate-entrance lower level is subject to municipal zoning and permitting
Single-tenant detached exposure; vacancy risk is concentrated