4-bed Brampton townhome with separate-entrance basement in Van Kirk neighbourhood
A 1,834 sq ft above-ground 4-bed, 4-bath townhome in northwest Brampton with a separate-entrance basement positioned for secondary-suite conversion. Estimated cap rate of 2.54% and a heavy reliance on equity, with positive monthly cash flow only emerging at 75% down or higher.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$789,000
Cap rate
+2.54%
Est. monthly rent
$3,050
Source: comparables_widened
Est. net spread
+$176K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.54% 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
$176,492 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 | $276,150 |
| Mortgage principal | $512,850 |
| Land transfer tax | $11,835 |
| Closing costs | $11,835 |
| Total acquisition | $299,820 |
Monthly cash flow
| Estimated rent | +$3,050 |
| Operating expenses | -$1,383 |
| Mortgage payment | -$2,995 |
| Net cash flow | -$1,328/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $153/mo |
| Maintenance reserve | $658/mo |
| Insurance | $329/mo |
| Property management | $244/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=22).
Breakeven
This property turns cash-flow positive at 63.8% 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 ($11,835), and closing costs ($11,835).
Section · Investment Thesis
Why this property.
This 4-bedroom, 4-bathroom Brampton townhome is listed at $789,000 in the Northwest Sandalwood Parkway area, with 1,834 square feet of above-ground living space and an above-grade basement that the listing notes can be converted into a separate rental unit or in-law suite with a separate garage entrance. On estimated market rent of $3,050 per month and an annual NOI of $20,007, the property carries an estimated cap rate of 2.54% and a gross yield of 4.64%, typical of single-family product in the GTA suburban townhouse segment.
Leverage sensitivity here is high. At 20% down the estimated monthly cash flow is -$2,019.01 with a cash-on-cash return of -13.35%; at 35% down the figure improves to -$1,327.83 (-5.31% cash-on-cash); and at 50% down the property still carries a negative -$636.66 per month (-1.83%). The property only reaches positive monthly carry at the 75% down scenario, where estimated cash flow is $515.30 per month and cash-on-cash is 1.00%, and at full cash the estimated monthly cash flow is $1,667.25 with a 2.46% cash-on-cash return. The minimum recommended down payment for neutral-to-positive carry is therefore 75%.
The investment case rests less on day-one cash flow and more on a value-add path: the existing basement layout with a separate entrance is the clearest catalyst, since legalizing a secondary suite would meaningfully change the rent assumption used here. Investors underwriting this property should price the cost and timeline of a secondary-suite conversion, confirm zoning and permitting in the City of Brampton, and treat the current numbers as the unconverted baseline.
Hold-period implications skew long. Without a secondary suite, this is a heavily equity-funded hold with modest yield, suited to investors with a 60+ month horizon who are willing to subsidize early carry in exchange for principal paydown and Brampton's longer-term demand profile. With a completed secondary suite, the underwriting changes materially, but that upside is not reflected in the figures above.
Key features
- 1,834 sq ft of above-ground living space
- 4 bedrooms and 4 bathrooms
- Above-grade basement with separate garage entrance, positioned for secondary-suite conversion
- Open-concept main floor with built-in fireplace and granite kitchen counters
- Patio deck off the kitchen
- Located in the Van Kirk school catchment area
Original MLS description
A beautiful, luxurious 4-bedroom, 4-bathroom townhome 1834 square feet of above ground living space, located in the highly rated Van Kirk Neighbourhood! Walk up the stairs to an open concept living room with a built in fireplace and tons of natural light with its large windows . The spacious kitchen, fixated beside the elegant dining room, not only features room for a breakfast nook and granite counters, but is even connected to a beautiful patio deck. The perfect spot to relax after a delicious meal or to host gatherings. With a rec room and even a four piece bathroom. ***The above ground BASEMENT is easily converted into a separate rental unit or mother-in-law suite the garage has its own SEPARATE ENTRANCE *****. Location Location Location! Located close to high rated school, libraries, and even restaurants. An amazing gem perfect for families. Come check it out today! (42870794)
Section · Neighborhood
Where it sits.
Northwest Sandalwood Parkway
Northwest Sandalwood Parkway, in the Van Kirk pocket of northwest Brampton, is a predominantly family-oriented suburban area anchored by elementary and secondary schools, local plazas, and access to Mayfield Road and Highway 410 to the south. The area draws end-user demand from growing households priced out of inner-GTA freehold product, which supports rental demand for 3- and 4-bedroom townhomes.
Transit is bus-based via Brampton Transit, with GO Transit access available at Mount Pleasant and Brampton GO stations to the south. Longer-term demand drivers include continued population growth in Peel Region and ongoing residential and commercial intensification along the Mayfield and Sandalwood Parkway corridors.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property is cash-flow negative at 20%, 35%, and 50% down scenarios and only turns positive at 75% down or higher.
Estimated rent of $3,050/month is based on widened comparables (22 comps) and may not reflect achievable rent without a legal secondary suite.
Secondary-suite conversion is described in marketing copy but not confirmed as legal or permitted; investors must verify zoning, permits, and conversion costs with the City of Brampton.
Property tax and maintenance fee inputs are listed as $0 in the financial model, which is likely incomplete; actual carrying costs will be higher and should be re-underwritten before offer.
Cap rate of 2.54% is modest relative to financing cost at the 4.99% mortgage rate used, creating negative leverage at lower down-payment levels.
Sqft field in the structured data reads 139, inconsistent with the 1,834 sq ft figure in the listing description; buyer should verify floor area independently.