Detached Burlington 1.5-storey on 60x140 ft LaSalle lot with basement walk-up suite
A versatile all-brick detached home in Burlington's LaSalle neighbourhood, sitting on a 60 x 140 ft lot with a separate basement walk-up containing a second kitchen, bedroom, and bath. Positioned as a value-add and long-term land hold rather than a day-one cash flow play.
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
The Deal
A versatile all-brick detached home in Burlington's LaSalle neighbourhood, sitting on a 60 x 140 ft lot with a separate basement walk-up containing a second kitchen, bedroom, and bath.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (21 comps).
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.
1025 King Road is listed at $849,900 in Burlington's LaSalle pocket. The property generates an estimated $3,700 in monthly rent with estimated monthly operating expenses of $1,543.38, producing an estimated annual NOI of $25,879.50 and an estimated cap rate of 3.05% with an estimated gross yield of 5.22%. The investment case rests on the lot (60 x 140 ft), the in-law/income basement walk-up configuration, and long-term Burlington land appreciation rather than near-term yield.
Leverage sensitivity here is high. At 20% down ($169,980), the estimated monthly mortgage payment is $3,970.78 and estimated monthly cash flow is -$1,814.16 (estimated cash-on-cash -11.14%). At 35% down ($297,465), the estimated monthly mortgage drops to $3,226.26 with estimated monthly cash flow of -$1,069.64 (estimated cash-on-cash -3.97%). At 50% down ($424,950), the estimated monthly mortgage is $2,481.74 and estimated monthly cash flow improves to -$325.12 (estimated cash-on-cash -0.87%), close to break-even. Positive carry only arrives further up the equity stack: at 75% down ($637,425), estimated monthly cash flow is +$915.75 (estimated cash-on-cash 1.66%), and a 100% cash purchase ($849,900) produces an estimated +$2,156.62 monthly cash flow (estimated cash-on-cash 2.96%).
The minimum recommended down payment for neutral or positive carry is 75%. Investors using 20%, 35%, or 50% leverage should expect to fund a monthly shortfall and underwrite the hold on appreciation and value-add, not yield. The separate basement walk-up with its own kitchen, bedroom, bath, and rear entrance is the primary value-add lever; the listing notes a brand-new roof and frames the property as a "blank canvas" for modernization, which is consistent with sweat-equity underwriting.
Recommended hold is 60+ months to allow renovation execution, lease-up of the lower-level suite, and Burlington land appreciation to do the work. This is best suited to a portfolio builder or appreciation-focused buyer with significant equity, or a cash buyer willing to accept a sub-3% cap rate in exchange for a large lot in an established Burlington node.
Key features
- 60 x 140 ft lot, detached all-brick 1.5-storey
- Separate basement walk-up with second kitchen, bedroom, and bath
- Dedicated rear entrance suitable for in-law suite or home-based business
- Detached garage plus triple-wide driveway, parking for 7+ vehicles
- 3 bedrooms, 4 bathrooms across main, upper, and lower levels
- Brand-new roof per listing
- Estimated cap rate 3.05%, estimated gross yield 5.22%
- Estimated monthly rent $3,700 based on 21 widened comparables
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 is an established residential pocket in north-central Burlington with access to King Road, the QEW, and Aldershot GO Station, providing a direct commuter link into downtown Toronto. The area is characterized by mature lots, single-family detached stock, and proximity to Burlington's waterfront, Royal Botanical Gardens, and the Aldershot commercial corridor.
Demand drivers include Burlington's continued status as one of the GTA's higher-income suburban markets, ongoing intensification pressure along King Road and Plains Road corridors, and infrastructure connectivity via GO Transit and the QEW. Larger lots in this part of Burlington have historically traded on land value as much as building value, which supports a long-horizon thesis.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: 20%, 35%, and 50% down scenarios all produce negative estimated monthly cash flow
Property only reaches positive estimated cash flow at 75% down or higher, requiring significant equity
Estimated cap rate of 3.05% is below typical GTA investor underwriting thresholds; thesis depends on appreciation and value-add execution
Rent figure is sourced from widened comparables (21 comps), not in-place leases; actual achievable rent may vary
Listing references original finishes and a 'blank canvas'; renovation capex is likely required and is not modeled in the operating figures
References to 'future commercial rezoning potential' in the listing are speculative; no rezoning is in place
Listing states a 2026 roof date, which should be verified during due diligence
Property tax is shown as $0 in the financial inputs; buyer should verify actual municipal tax assessment before closing