Northwest Brampton 4+2 detached with legal 2-bed basement suite near Mount Pleasant GO
Detached corner-lot home in Northwest Brampton with a legal 2-bedroom basement apartment and separate side entrance, listed at $1,119,999. Estimated cap rate sits at 1.67%, so the thesis leans on suite-supported carry and proximity to Mount Pleasant GO rather than current yield.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,119,999
Cap rate
+1.67%
Est. monthly rent
$3,400
Source: comparables
Est. net spread
+$251K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.67% 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
$251,150 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from neighborhood 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=11).
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 listing suits a value-add buyer who plans to live in the upper unit or place a long-term tenant there while the legal 2-bedroom basement apartment carries part of the operating cost. The cap rate of 1.67% and estimated monthly rent of $3,400 do not support a leveraged income thesis at this list price of $1,119,999. The mechanic here is a finished, already-legal secondary unit on a premium corner lot, paired with a Northwest Brampton submarket anchored by Mount Pleasant GO commuter access.
Northwest Brampton has absorbed steady end-user demand from the Mount Pleasant GO Station catchment on the Kitchener line, which feeds Union Station and the Bramalea employment node. The listing places the home close to Mount Pleasant GO, the principal commuter rail asset for this pocket of Brampton. Inventory in the area is dominated by newer detached product with similar elevations, and corner lots with no sidewalk on either side are a meaningful sub-segment because they preserve driveway parking, a recurring constraint for multi-unit detached homes in the 905. The legal separate side entrance to the 2-bedroom legal second dwelling basement apartment is the income-conversion feature that defines the asset class here.
At 75% down the estimated monthly cash flow is -$77.22, effectively breakeven, and at 100% cash the estimated monthly cash flow is +$1,558.00 with a 1.62% cash-on-cash return. Recommended structure is 75% down or higher for an owner-occupier using the basement to offset carry, with a hold of 60+ months to ride the Mount Pleasant GO commuter corridor and let principal paydown compound. A 20% or 35% down structure produces material negative carry and should be avoided by passive investors.
Key features
- Legal 2-bedroom basement apartment with separate side entrance
- Approx 3,000 sqft of living space across upper and lower units
- Premium corner lot with no sidewalk on either side
- 4+2 bedrooms, 5 washrooms
- 9' ceilings main and second floor, 10' ceiling in primary
- Hardwood on main level, carpet-free throughout
- Close to Mount 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 a newer-build detached corridor west of Mississauga Road, anchored by Mount Pleasant GO Station on the Kitchener line, which provides direct rail service to Union Station. The pocket draws end-user families commuting into the GTA core and the Bramalea/Airport Road employment cluster.
Demand drivers are commuter rail access, larger detached footprints relative to inner-416 product, and lots that accommodate legal secondary suites with separate entrances, which is the income structure on this property.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Cap rate of 1.67% is well below GTA cash-flow thresholds; thesis depends on owner-occupier economics or long-hold appreciation, not leveraged yield.
High leverage sensitivity: estimated monthly cash flow swings from -$3,674.70 at 20% down to +$1,558.00 at 100% cash. Only the all-cash scenario is positive.
Estimated monthly rent of $3,400 is derived from comparables and not a signed lease; actual rent at turnover may differ.
Single-asset detached exposure in a newer-build submarket; resale velocity depends on continued commuter demand at Mount Pleasant GO.
Sqft field in listing data (185) appears to be a data error; raw description states approx 3,000 sqft living space.