Updated two-storey Clarkson condo walking distance to Clarkson GO, breakeven at 35% down
A renovated two-bedroom, two-storey condo in Clarkson listed at $449,999 with an estimated 4.76% cap rate. The unit reaches positive carry at 35% down and produces meaningful cash flow for higher-equity buyers.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$449,999
Cap rate
+4.76%
Est. monthly rent
$2,700
Source: comparables_widened
CF at 35% down
+$78/mo
first positive
Cash-on-cash
+0.55%
at 35% down
Section · Why this passed our floor
Where the income story is solid
Cap rate
4.76% — at or above our 4.0% cash-flow tier floor.
Breakeven leverage
50% down to clear neutral monthly carry. Below that the property runs negative; above it the carry compounds.
Rent backed by
Estimate sourced from city-wide comparables.
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.
Section · Financial Reality
Five ways to buy. The 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 | $157,500 |
| Mortgage principal | $292,499 |
| Land transfer tax | $6,750 |
| Closing costs | $6,750 |
| Total acquisition | $171,000 |
Monthly cash flow
| Estimated rent | +$2,700 |
| Operating expenses | -$914 |
| Mortgage payment | -$1,708 |
| Net cash flow | +$78/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $135/mo |
| Maintenance reserve | $375/mo |
| Insurance | $188/mo |
| Property management | $216/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=45).
Breakeven
This property turns cash-flow positive at 32.0% 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 ($6,750), and closing costs ($6,750).
Section · Investment Thesis
Why this property.
This unit suits a cash-flow oriented buyer or portfolio builder willing to put meaningful equity into a sub-$500K condo. The thesis is operating income at moderate leverage: at $449,999 the estimated cap rate is 4.76% and the estimated gross yield is 7.2%, which is unusually strong for a renovated GTA condo. Breakeven sits at the 35% down scenario with estimated monthly cash flow of $78.28, and the spread widens quickly from there as leverage drops.
Clarkson sits on the Lakeshore West GO line, and the listing notes the unit is within walking distance to the Clarkson GO Station, which places tenants on a one-seat ride into Union Station. The submarket has steady rental demand from commuters priced out of Port Credit and South Etobicoke, and the building itself has benefited from major recent renovations and offers a saltwater indoor pool, which supports rentability and reduces near-term capital risk on common elements. Day-to-day demand is reinforced by walking distance to shops and everyday amenities along Southdown Road and Lakeshore. Two-storey stacked layouts in this pocket are a limited subset of the Clarkson rental supply, which helps defend rent levels against new high-rise inventory further north.
For execution, the recommended entry is the 50% down scenario, which produces estimated monthly cash flow of $472.49 and a 2.38% cash-on-cash return, with a 60-month-plus hold. Buyers deploying 75% down see estimated monthly cash flow of $1,129.49, and an all-cash position produces an estimated $1,786.50 per month. The plan is to hold for income, let the building's recent capital work amortize over the hold, and refinance only if rates compress.
Key features
- Renovated kitchen with granite countertops and new appliances
- Upgraded laminate flooring, fresh paint, newer washrooms
- Extra large locker (5'5" x 15'11") on the same floor as the unit
- Walk-out from living room to private balcony
- Walking distance to Clarkson GO Station
- Saltwater indoor pool and recent major building renovations
- Two-bedroom, two-bathroom two-storey layout
Original MLS description
Beautifully updated and move-in ready, this bright and spacious two-storey condo in Clarkson offers comfort, convenience, and exceptional value. The home features a newly renovated kitchen with granite countertops, ceramic backsplash, and new appliances, along with upgraded laminate flooring, fresh paint, newer washrooms, and generous storage throughout with California closets. Additionally there is an extra large locker (5'5" x 15'11") located on the same floor as the unit.The main floor is filled with natural light and offers a walk-out from the living room to a private balcony, creating a warm and functional living space. The dining room also offers flexibility and could potentially serve as a den, home office, or additional sitting area.Ideally located within walking distance to shops, everyday amenities, and the Clarkson GO Station, this well-maintained building has also benefited from major recent renovations and offers excellent amenities, including a saltwater indoor pool. This is a clean, updated, and practical opportunity in a convenient Mississauga location. (42866508)
Section · Neighborhood
Where it sits.
Clarkson
Clarkson is an established south Mississauga neighbourhood anchored by the Clarkson GO Station on the Lakeshore West line, providing direct rail service to Union Station. The immediate area around Bonnymede Drive offers walking-distance access to shops and everyday amenities, which supports tenant demand from GO commuters. Two-storey stacked condo layouts in low-rise buildings are a smaller share of supply than typical mid-rise units, which helps differentiate the product for renters seeking a townhouse feel at condo pricing.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow at 20% down is -$315.92, so the unit does not carry itself at minimum down payment
Condo fees and special assessment risk are not modeled in the operating estimates and should be verified against the status certificate
Rent estimate is sourced from widened comparables rather than direct comps, so realized rent may vary
Sqft figure (92) appears to be in square metres or is otherwise inconsistent with a 2-bed, 2-storey layout; verify usable area before underwriting
Cap rate assumes stabilized occupancy; vacancy and turnover costs will compress realized yield