Northwest Brampton 4+2 detached with legal 2-bed basement suite near Mt. Pleasant GO
Detached corner-lot home in Northwest Brampton with a legal 2-bedroom basement apartment and roughly 3,000 sqft of living space, listed at $1,119,999. Estimated rent of $3,400 per month produces negative carry under all leveraged scenarios; the property only reaches positive monthly cash flow at a 100% cash purchase.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,119,999
Cap rate
+1.67%
Est. monthly rent
$3,400
Source: comparables
CF at 100% cash
+$1,558/mo
+1.6% CoC
Hold period
60+ mo
planned
The Deal
Detached corner-lot home in Northwest Brampton with a legal 2-bedroom basement apartment and roughly 3,000 sqft of living space, listed at $1,119,999.
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 | $392,000 |
| Mortgage principal | $727,999 |
| Land transfer tax | $16,800 |
| Closing costs | $16,800 |
| Total acquisition | $425,600 |
Monthly cash flow
| Estimated rent | +$3,400 |
| Operating expenses | -$1,842 |
| Mortgage payment | -$4,252 |
| Net cash flow | -$2,694/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $170/mo |
| Maintenance reserve | $933/mo |
| Insurance | $467/mo |
| Property management | $272/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables (11 comps).
Breakeven
This property turns cash-flow positive at 76.2% 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 ($16,800), and closing costs ($16,800).
Section · Investment Thesis
Why this property.
This Northwest Brampton detached home is a 4+2 bedroom, 5-bathroom corner-lot property listed at $1,119,999, with a legal 2-bedroom basement apartment accessed via a separate side entrance. The listing describes a premium elevation model with approximately 3,000 sqft of living space, 9-foot ceilings on the main and second floors, and a primary suite with a 10-foot ceiling and 5-piece ensuite. Estimated gross annual rent is $40,800 with annual NOI of $18,696.01, producing an estimated cap rate of 1.67% and gross yield of 3.64%.
Leverage sensitivity is high on this asset. At 20% down, estimated monthly cash flow is -$3,674.70 against a monthly mortgage of $5,232.70, for a cash-on-cash return of -17.12%. At 35% down, estimated monthly cash flow improves to -$2,693.57 (-7.59% cash-on-cash). At 50% down, estimated monthly cash flow is -$1,712.44 (-3.46%). At 75% down, the property approaches breakeven at estimated -$77.22 per month (-0.11% cash-on-cash). Only a 100% cash purchase produces positive monthly carry at an estimated $1,558.00 per month, or a 1.62% cash-on-cash return. The minimum recommended down payment for neutral-to-positive carry is therefore 100% cash; investors taking on any meaningful mortgage will be funding monthly shortfalls from outside capital.
The investment case here is not yield. It rests on two appreciation catalysts surfaced in the listing: proximity to Mt. Pleasant GO Station, which anchors Northwest Brampton to the Kitchener GO line into Union Station, and the legal income-generating second dwelling, which positions the property for further configuration or rental optimization over time. Brampton remains one of the fastest-growing municipalities in the GTA, and detached inventory with a registered legal basement apartment in a transit-accessible node continues to draw end-user demand.
Given negative carry across all leveraged scenarios, the hold period implication is long, 60+ months, with returns dependent on price appreciation and rent growth rather than current income. This is a property for cash buyers, portfolio builders with strong outside income to absorb carry, or end-users who can occupy one unit and rent the legal basement. Reach out to Sutton Group Admiral Realty to evaluate fit against your portfolio.
Key features
- 4+2 bedrooms, 5 bathrooms, detached
- Approximately 3,000 sqft of living space (premium elevation model)
- Legal 2-bedroom basement apartment with separate side entrance
- Premium corner lot with no sidewalk on either side
- 9-foot ceilings on main and second floors; 10-foot ceiling in primary bedroom
- Two walk-in closets and 5-piece ensuite in primary suite
- Hardwood floors on main level, hardwood staircase, carpet-free
- Gas fireplace, granite countertops, stainless steel appliances
- Central air conditioning
- Close to Mt. Pleasant GO Station
Original MLS description
Yes, Its Priced Right! Wow, This Is An Absolute Must-See Showstopper, Priced To Sell Immediately! This Beautiful North East-Facing Fully Detached 4+2 Bedroom, 5 Washroom Home Sits On A Premium Lot With A Legal 2-Bedroom Basement Apartment (Premium Elevation Model Approx 3000 Sqft Living Space ). Premium Corner Lot With No Sidewalk On Either Side! Step Inside And Be Greeted By An Elegant Open-To-Above Foyer That Creates A Grand, Welcoming Atmosphere, Complemented By 9' High Ceilings On The Main Floor And Second Floor That Add Space And Natural Light. The Family Room Features A Cozy See Through Gas Fireplace With Custom Brick Wall, Ideal For Family Relaxation And Entertaining Guests. Gleaming Hardwood Floors On The Main Level Elevate The Style, While The Designer Chefs Kitchen Boasts Granite Countertops, A Center Island, Sleek Backsplash, And Stainless Steel Appliances A Perfect Blend Of Functionality And Sophistication! Seprate Living And Family Room On Main Floors! Children's Paradise Carpet Free Home! The Master Bedroom Is A True Sanctuary With Two Walk-In Closets, 10' Ceiling And A Spa-Like 5-Piece Ensuite. All Four Bedrooms Are Generously Sized, Offering Comfort And Ample Storage Connected to Washrooms. The Home Also Provides Legal Separate Side Entrance To The 2-Bedroom Legal Second Dwelling Basement Apartment! Outside, Enjoy A Beautifully Landscaped Backyard With A Deck Perfect For Summer BBQs, Outdoor Dining, And Gatherings. (2) Sheds In Backyard! Hardwood Staircase! Additional Features Include Central Air Conditioning, Delivering Everyday Comfort And Convenience. With Premium Finishes, Thoughtful Layout, And A Legal Income-Generating Basement! Close To Mt. Pleasant Go Station! This Home Combines Luxury And Practicality On A Prime Lot. Don't Miss This Rare Opportunity Book Your Private Showing Today Before Its Gone! (42878481)
Section · Neighborhood
Where it sits.
Northwest Brampton
Northwest Brampton is one of the GTA's fastest-growing residential nodes, characterized by newer detached inventory, family-oriented demand, and proximity to Mt. Pleasant GO Station on the Kitchener line, which provides direct rail access to Union Station. The area continues to draw end-user demand from move-up buyers and multi-generational households, supporting long-term price stability.
Detached homes with legal second dwellings are increasingly sought after in Brampton as the City has formalized its second-unit registration framework, expanding the pool of qualified rental supply and improving financing optionality for owner-occupants who plan to rent the basement.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estimated cap rate of 1.67% is below typical investor screening thresholds for the GTA
High leverage sensitivity: all scenarios from 20% to 75% down produce negative estimated monthly cash flow
Only a 100% cash purchase produces positive estimated monthly carry, tying up significant capital at a 1.62% estimated cash-on-cash return
Property tax shown as $0 in the underwriting data; investors should verify actual municipal tax assessment before closing as this will further reduce NOI
Square footage field shows 185 in structured data; listing description states approximately 3,000 sqft, confirm via measurement prior to offer
Returns depend on appreciation and rent growth rather than current income; long hold period required
No recent sold comparables available to triangulate value