Detached 60 x 140 ft LaSalle lot with separate basement walk-up and second kitchen
Burlington 1.5-storey on a 60 x 140 ft lot with a separate basement walk-up, second kitchen, and rear entrance already in place. Priced at $849,900 with an estimated 3.05% cap rate, the thesis is suite legalization and a 36 to 60 month value-add hold.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$849,900
Cap rate
+3.05%
Est. monthly rent
$3,700
Source: comparables_widened
Est. net spread
+$193K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
3.05% 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
$192,502 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 | $297,465 |
| Mortgage principal | $552,435 |
| Land transfer tax | $12,749 |
| Closing costs | $12,749 |
| Total acquisition | $322,962 |
Monthly cash flow
| Estimated rent | +$3,700 |
| Operating expenses | -$1,543 |
| Mortgage payment | -$3,226 |
| Net cash flow | -$1,070/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $185/mo |
| Maintenance reserve | $708/mo |
| Insurance | $354/mo |
| Property management | $296/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=21).
Breakeven
This property turns cash-flow positive at 56.6% 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 ($12,749), and closing costs ($12,749).
Section · Investment Thesis
Why this property.
LaSalle-area detached on a 60 x 140 ft lot suited to a value-add investor pursuing a legal secondary suite. The bones are already in place: a separate basement walk-up with a second kitchen, bedroom, and bath, plus a dedicated rear entrance. List price is $849,900 against an estimated 3.05% cap rate, so the thesis is not stabilized income today; it is NOI lift once both units are tenanted and the cosmetic work is completed.
Burlington's LaSalle pocket sits north of Plains Road, walking distance to Aldershot GO on the Lakeshore West line into Union, and minutes from the QEW and Highway 403 interchange. King Road frontage offers high visibility, and the listing flags "future commercial rezoning potential" as a long-dated optionality kicker rather than a base case. The 60-foot frontage exceeds typical Burlington infill minimums, which matters if the City's ongoing Official Plan work continues to push gentle-density permissions across Aldershot and LaSalle. Mature fruit trees and a 7-plus car driveway are amenity, not thesis; the land width is the asset.
At 20% down the property carries an estimated monthly cash flow of -$1,814.16 on a single-unit rent assumption, which is why the recommended entry is 75% down where cash flow turns to an estimated +$915.75. Plan a 36 to 60 month hold: complete cosmetic refresh, formalize the lower unit, then refinance against the stabilized two-unit NOI or hold through Aldershot's transit-oriented intensification cycle.
Key features
- 60 x 140 ft lot with King Road frontage
- Separate basement walk-up with second kitchen, bedroom, and bath
- Dedicated rear entrance for lower unit or home-based business
- All-brick 1.5-storey detached
- Brand-new roof (2026)
- Detached garage plus triple-wide driveway, 7-plus vehicles
- 3 bedrooms, 4 bathrooms across two potential units
- Listing references future commercial rezoning potential
Original MLS description
Rare opportunity to secure a detached home on an impressive 60 x 140 ft lot in the heart of Burlington! 1025 King Rd is a versatile all-brick 1.5-storey property that perfectly balances classic character with immense future potential. This home is ideal for the visionary buyer, offering a "blank canvas" opportunity to modernize and build sweat equity while enjoying a very livable floor plan. The main level features a bright living and dining area, a functional kitchen with a walk-out to a large rear deck, a cozy den, a main-floor bedroom, and a full bath. Upstairs, you will find two additional well-sized bedrooms and another full bathroom. The true standout feature is the separate basement walk-up, which includes a second kitchen, bedroom, and bath. This setup provides a fantastic entry-level opportunity to offset your mortgage by renting out the lower level, or it serves as the perfect home-based business hub. With a dedicated rear entrance, an entrepreneur can run a professional operation entirely from the lower level without disturbing the main living space. Outside, the property boasts a detached garage and an expansive triple-wide driveway with parking for 7+ vehicles-a rare find for the area. The deep backyard is a private retreat, complete with multiple mature fruit trees for a charming "farm-to-table" experience right at home. While the house retains its original charm and classic wood finishes, it is topped with a brand-new roof (2026) for immediate peace of mind. Whether you are looking for an in-law suite, an income helper, or a high-visibility location for an in-home occupation with future commercial rezoning potential, this property delivers incredible long-term value. Conveniently located near parks, schools, shopping, and transit. Don't miss your chance to own a piece of Burlington with this much flexibility and land! (42866965)
Section · Neighborhood
Where it sits.
LaSalle
LaSalle sits in the Aldershot pocket of west Burlington, north of Plains Road and minutes from the Aldershot GO station on the Lakeshore West line, which connects to Union Station. The QEW and Highway 403 interchange is immediately south, giving access to Hamilton, Oakville, and the broader GTA employment corridors. King Road is a higher-visibility arterial than the typical interior street, which is what underpins the listing's reference to future commercial rezoning potential.
The immediate area is a mix of mid-century detached homes on deep lots, with ongoing infill and gentle-density activity as Burlington works through its Official Plan updates. 60-foot frontages of this size are uncommon in the immediate pocket.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estimated cash flow is negative at 20%, 35%, and 50% down scenarios; only 75% down and all-cash produce positive carry on the single-unit rent assumption.
High leverage sensitivity: cash flow swings from an estimated -$1,814.16 at 20% down to +$2,156.62 all-cash.
Estimated rent of $3,700/month is sourced from widened comparables rather than tight comps; actual market rent may vary.
Rezoning to commercial is speculative; the listing calls it 'potential' and there is no named bylaw or active application in the description.
Suite legalization requires Burlington permits, fire-separation compliance, and parking; budget time and capital for the conversion.
Property retains 'original charm and classic wood finishes' per the listing, implying cosmetic and possibly mechanical updates beyond the 2026 roof.
Sqft figure in the data feed (102) appears to be a feed error and should be verified before underwriting.