Estate-sale detached on Drury Lane, walk to Burlington GO and downtown core
A 3-bed, 1-bath detached estate sale listed at $799,000 in downtown Burlington's Brant neighbourhood, sold as-is with a separate basement entrance and a pool-sized lot. The condition language and estate status point to a fix-and-resale execution rather than a hold-for-income play.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$799,000
Cap rate
+3.33%
Est. monthly rent
$3,700
Source: comparables_widened
Est. net spread
+$183K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
The spread case, in concrete terms
Condition signals
3 verbatim condition signals from the listing text.
“Property is sold "as" (estate sale)”
After-repair value (est.)
$1,050,000 estimated ARV against a $110,000 all-in reno budget.
Projected spread
$182,517 estimated over a 9-month hold, after carrying and selling costs.
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 | $279,650 |
| Mortgage principal | $519,350 |
| Land transfer tax | $11,985 |
| Closing costs | $11,985 |
| Total acquisition | $303,620 |
Monthly cash flow
| Estimated rent | +$3,700 |
| Operating expenses | -$1,480 |
| Mortgage payment | -$3,033 |
| Net cash flow | -$813/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $185/mo |
| Maintenance reserve | $666/mo |
| Insurance | $333/mo |
| Property management | $296/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=21).
Breakeven
This property turns cash-flow positive at 52.4% 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 ($11,985), and closing costs ($11,985).
Section · Investment Thesis
Why this property.
This file suits a fix-and-flip operator or value-add investor with renovation capacity. The listing is an estate sale marketed "as is" at $799,000, with explicit language inviting renovators and investors to add value. Operating economics confirm the thesis is not income: even at 50% down the estimated monthly cash flow is negative $112.86, and the property only clears breakeven near 75% down. The path to return is the resale spread after a cosmetic and mechanical refresh, not carry.
The Brant neighbourhood sits inside downtown Burlington's walkable core, with the listing citing walking distance to parks, schools, the library, shops, restaurants, the Burlington GO Station, and the YMCA. Burlington GO is on the Lakeshore West line into Union Station and is part of Metrolinx's two-way all-day service corridor, which anchors weekday demand for detached product near the station. Drury Lane itself is a mature street of single-family homes south of Fairview, where lot scarcity and a pool-sized private yard with mature trees support resale pricing for renovated detached inventory. The separate entrance to the basement preserves a future secondary-suite option for an end-user buyer.
Execution favours a cash or low-leverage close given the negative carry at standard financing. At 100% cash the estimated monthly cash flow is $2,220.25 with a 3.24% cash-on-cash return, which covers holding costs during a 6 to 9 month renovation window. Target hold is 6 to 12 months: refresh kitchen, bath, flooring, and mechanicals where dated, then list into the downtown Burlington detached market. The estate-sale framing and the 2013 roof, 2020 furnace, and 2015 air conditioner reduce major-system risk during the hold.
Key features
- 3 bed, 1 bath detached, approximately 1,100 sq ft of one-level living
- Estate sale, sold as-is
- Separate entrance to basement (future suite optionality)
- Pool-sized private fenced yard with mature trees
- Carport plus driveway parking for 4 vehicles
- Roof 2013, Furnace 2020, Air Conditioner 2015, owned water heater
- Walking distance to Burlington GO Station, downtown shops, library, YMCA
Original MLS description
Welcome to 669 Drury Lane, a rare opportunity in the heart of downtown Burlington. Walk to parks, schools, the library, shops, restaurants, the GO Station & the YMCA. This 3 bedroom, one bath home offers easy one level living across 1,100 sq ft, perfect for first time buyers, renovators or investors looking to add value. Features include an eat in kitchen, bright &spacious living room with large picture window & a separate entrance to the basement. The home offers incredible potential in a highly sought after location. Enjoy a large pool sized private fenced yard with mature trees. Ample parking with a carport & driveway for 4 vehicles adds everyday convenience. A great opportunity at a great price to own a detached house in downtown Burlington. Roof (2013), Furnace(2020), Air Conditioner (2015), Water Heater(Owned).Property is sold "as" (estate sale) (42882462)
Section · Neighborhood
Where it sits.
Brant
Brant is downtown Burlington's central residential pocket, bounded by the lake, Brant Street retail, and the Burlington GO corridor. The listing notes walking access to parks, schools, the library, shops, restaurants, Burlington GO Station, and the YMCA, all within the downtown core. Burlington GO offers Lakeshore West service into Union Station and is a focal point of Metrolinx two-way all-day service. Detached single-family inventory on streets like Drury Lane is supply-constrained, which supports resale pricing for renovated product.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estate sale sold as-is: condition unknown beyond listed mechanical dates, full inspection essential
High leverage sensitivity: cash flow is negative at 20%, 35%, and 50% down scenarios; breakeven sits between 50% and 75% down
Renovation budget and timeline risk: as a fix-and-resale play, returns depend on accurate scope and resale absorption
No recent sold comparables provided; ARV estimate carries wider uncertainty
Stated interior size in the data feed (65 sqft) conflicts with the 1,100 sq ft figure in raw_description; verify on site
Single bathroom limits resale ceiling unless a second bath is added during renovation