Long Branch detached on a deep lot with unfinished basement, priced for renovators and builders
A 3-bed detached in Long Branch listed at $999,000 with an unfinished basement and a private fenced lot. The condition language and 1.43% estimated cap rate point to a renovate-and-resell or build play rather than buy-and-hold cash flow.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$999,000
Cap rate
+1.43%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$227K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.43% 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
$227,168 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 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 | $349,650 |
| Mortgage principal | $649,350 |
| Land transfer tax | $14,985 |
| Closing costs | $14,985 |
| Total acquisition | $379,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,613 |
| Mortgage payment | -$3,792 |
| Net cash flow | -$2,605/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $833/mo |
| Insurance | $416/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 79.7% 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 ($14,985), and closing costs ($14,985).
Section · Investment Thesis
Why this property.
This property suits a renovator or small builder rather than a yield buyer. List price is $999,000 against an estimated 1.43% cap rate and an estimated monthly rent of $2,800, so operating economics do not carry the file. The listing explicitly invites end users, investors, renovators, and builders, and the unfinished basement is flagged as room to customize, expand, or create additional living space. The thesis is a condition-driven resale spread, executed over a 9 to 12 month renovation window.
Long Branch is a south Etobicoke lakeside pocket anchored by Marie Curtis Park and the Lake Ontario waterfront. The Long Branch GO station on the Lakeshore West line and the 501 Queen streetcar terminus put the corridor inside a 25 to 30 minute commute window to Union Station, and Humber College's Lakeshore campus sits minutes east. Long Branch has been one of the more active rebuild and severance corridors in west Toronto over the past decade, with deep lots along the numbered streets attracting custom infill. The neighborhood's lakeside positioning and proximity to Marie Curtis Park support resale demand at the upper end of the local detached price band.
Execution favors a cash or low-leverage buyer. Even at 75% down the estimated monthly cash flow is -$271.31, and only the 100% cash scenario turns positive at an estimated $1,187.25 per month. The realistic path is acquire, renovate the kitchen, baths, and basement over 6 to 9 months, then either resell into the Long Branch detached market or hold long term after refinancing. Budget renovation capital separately from the purchase; do not rely on rental carry during the hold.
Key features
- 2-storey detached, 3 bedrooms, 1.5 bathrooms
- Unfinished basement with expansion potential
- Private fenced backyard on a spacious lot
- Minutes from Humber College and Marie Curtis Park
- Walking distance to Long Branch GO and TTC 501 streetcar
- Updated kitchen, bright living area, separate dining
Original MLS description
Welcome to this 2-storey detached home in sought-after Long Branch, offering a rare opportunity to own a detached property in one of west Toronto's most vibrant lakeside communities. This 3-bedroom, 1.5-bath home features a bright living area, separate dining space, updated kitchen, and an unfinished basement with room to customize, expand, or create additional living space. Set on a spacious lot with a private fenced backyard, the property offers excellent potential for end users, investors, renovators, and builders alike. Enjoy being minutes from Humber College, Marie Curtis Park, Lake Ontario, local shops, restaurants, schools, TTC, GO Transit, and major routes. A fantastic opportunity to move in, renovate, invest, or build your future in Long Branch. (42886409)
All photos
41 additional · click any to expand
Section · Neighborhood
Where it sits.
Long Branch
Long Branch is a lakeside neighborhood in south Etobicoke bounded by Lake Ontario and Marie Curtis Park. The Long Branch GO station on the Lakeshore West line and the 501 streetcar provide direct access to downtown Toronto, and Humber College's Lakeshore campus is nearby. The numbered streets running south from Lake Shore Boulevard have seen sustained infill and custom rebuild activity, supporting resale values at the upper end of the local detached band.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative estimated monthly cash flow in all financed scenarios; only 100% cash turns positive at an estimated $1,187.25/month
1.43% estimated cap rate is well below GTA financing costs; this is not a yield asset
Renovation budget is not included in the purchase price and must be capitalized separately
No recent sold comparables provided; ARV and resale spread are not independently verified in this file
Unfinished basement may require permits and inspections to convert to legal living space
Sqft figure in the data feed (102) appears to be a feed error and does not reflect actual home size