Detached 3+1 Corner Lot with Separate Entrance Basement in Heart Lake West, Brampton
Detached Brampton home with a separate entrance basement priced at $850,000, offering extended-family or secondary-suite optionality. Estimated cash flow stays negative under all leveraged scenarios and only turns positive near 75% down.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$850,000
Cap rate
+2.06%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$191K
6mo hold
Annualized ROI
+44%
preliminary
The Deal
Detached Brampton home with a separate entrance basement priced at $850,000, offering extended-family or secondary-suite optionality.
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 | $297,500 |
| Mortgage principal | $552,500 |
| Land transfer tax | $12,750 |
| Closing costs | $12,750 |
| Total acquisition | $323,000 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,439 |
| Mortgage payment | -$3,227 |
| Net cash flow | -$1,767/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $708/mo |
| Insurance | $354/mo |
| Property management | $232/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (68 comps).
Breakeven
This property turns cash-flow positive at 70.6% 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 ($12,750), and closing costs ($12,750).
Section · Investment Thesis
Why this property.
This 3+1 bedroom, 4 washroom detached home at 7 Metzak Drive in Brampton's Heart Lake West is listed at $850,000. The property sits on a premium corner lot and includes a separate entrance basement that is positioned by the listing as suitable for extended family or potential rental income. With estimated monthly rent of $2,899.50, gross annual rent of $34,794, and annual NOI of $17,520.78, the property generates an estimated cap rate of 2.06% and gross yield of 4.09%, based on 68 rent comparables.
Leverage sensitivity is high. At 20% down ($170,000), estimated monthly cash flow is -$2,511.19 with a monthly mortgage payment of $3,971.25 and cash-on-cash return of -15.41%. At 35% down, estimated monthly cash flow improves to -$1,766.58 (cash-on-cash -6.56%). At 50% down, monthly cash flow is still -$1,021.97 (cash-on-cash -2.72%). The property approaches breakeven at 75% down with estimated monthly cash flow of +$219.05 and cash-on-cash of 0.40%, and at an all-cash purchase ($850,000) estimated monthly cash flow is +$1,460.06 with cash-on-cash of 2.00%. The minimum recommended down payment for positive carry, on these inputs, is 75%.
The investment case here is not pure cash flow at standard leverage; it is the value-add optionality of the separate entrance basement combined with end-user demand for detached Brampton homes on corner lots near schools, parks, transit, and highways. An investor who legally configures the lower level as a secondary suite could materially improve the gross rent profile relative to the single-unit comparables used here, though that upside is not modeled in the figures above.
Given the negative carry at conventional leverage, this property fits buyers with substantial equity, house-hackers willing to occupy one unit and rent the basement, or long-hold investors prioritizing Brampton land appreciation and future suite income over near-term yield. Mortgage assumptions use a 4.99% rate on a 25 year amortization; any shift in rates or rent achieved will move these estimates.
Key features
- 3+1 bedrooms, 4 washrooms
- Separate entrance basement (secondary suite potential)
- Premium corner lot
- Open-concept living and dining with in-between family room
- Private backyard
- Close to schools, parks, transit, and highway access
- Detached form factor in established Brampton neighborhood
Original MLS description
Detached house, 3+1 Spacious Bedrooms And 4 Washrooms With A Separate Entrance Basement, Ideal For Extended Family Or Potential Rental Income. Situated On A Premium Corner Lot In A Highly Desirable Family-Friendly Neighbourhood. This Well-Maintained Home Offers A Bright Open-Concept Living & Dining Area, A Huge In-Between Family Room Perfect For Gatherings, Plenty Of Storage Space, And A Functional Layout Designed For Comfortable Living. Enjoy A Private Backyard Ideal For Relaxing Or Entertaining. Conveniently Located Close To Schools, Parks, Shopping, Public Transit, And With Easy Access To Highways. A Perfect Opportunity For Families, Investors, Or First-Time Home Buyers. (42872634)
Section · Neighborhood
Where it sits.
Heart Lake West
Heart Lake West is an established family-oriented neighborhood in north Brampton with proximity to Heart Lake Conservation Area, Trinity Common shopping, and Highway 410 access connecting to the 407 and downtown Brampton. The area draws steady tenant demand from families seeking detached housing at lower price points than Mississauga or Toronto, and benefits from Brampton Transit routes and future Hurontario LRT spillover demand to the south.
The listing notes proximity to schools, parks, shopping, public transit, and easy highway access, which supports both resale liquidity to end-user families and a tenant pool that values basement-suite configurations for multigenerational living.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated cash flow is negative at 20%, 35%, and 50% down scenarios
Property only approaches positive carry at 75% down or higher on these inputs
Cap rate of 2.06% is below typical GTA financing costs at the 4.99% rate used
Secondary suite income is not modeled; legal basement conversion requires municipal compliance and capital outlay
Rent estimate relies on comparables (68 widened comps); actual achieved rent may differ
Property tax shown as $0 in source data; investor should verify actual municipal tax bill before closing