North Richvale detached on private court with separate-entrance basement suite
Detached Richmond Hill home listed at $1,299,999 on a pie-shaped court lot with a fully finished basement suite offering separate entrance, full kitchen, bedroom, and second laundry. Projected to carry negative monthly cash flow at all leveraged scenarios on a single-tenant basis, with breakeven only on a cash purchase.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,299,999
Cap rate
+0.99%
Est. monthly rent
$3,100
Source: comparables_widened
Est. net spread
+$293K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.99% 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
$293,000 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 | $455,000 |
| Mortgage principal | $844,999 |
| Land transfer tax | $19,500 |
| Closing costs | $19,500 |
| Total acquisition | $494,000 |
Monthly cash flow
| Estimated rent | +$3,100 |
| Operating expenses | -$2,028 |
| Mortgage payment | -$4,935 |
| Net cash flow | -$3,863/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $155/mo |
| Maintenance reserve | $1,083/mo |
| Insurance | $542/mo |
| Property management | $248/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=15).
Breakeven
This property turns cash-flow positive at 85.9% 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 ($19,500), and closing costs ($19,500).
Section · Investment Thesis
Why this property.
This North Richvale detached is listed at $1,299,999 and projects an estimated $3,100 monthly rent on a single-tenant basis, producing an estimated annual NOI of $12,864.01, a cap rate of 0.99%, and a gross yield of 2.86%. These are end-user pricing metrics typical of established Richmond Hill family neighborhoods, not investor cash-flow metrics. The underlying investor case rests on the basement, which has a separate entrance, second laundry, full kitchen, bedroom, and bathroom and is positioned as in-law or rental space; an investor underwriting both the main house and the basement separately could materially improve the gross rent versus the single-unit comparable assumption used here.
Leverage sensitivity is high. At 20% down, the estimated monthly mortgage is $6,073.67 against $2,028 in monthly operating expenses, producing an estimated monthly cash flow of -$5,001.67 and a cash-on-cash return of -20.07%. At 35% down, monthly cash flow improves to -$3,862.86 (-9.38% cash-on-cash). At 50% down, cash flow is -$2,724.04 (-4.74%). At 75% down, the property nearly carries itself at -$826.02 per month (-0.98%). Only a 100% cash purchase produces positive carry at an estimated +$1,072.00 per month, a 0.96% cash-on-cash return. There is no leveraged scenario at the underwritten single-tenant rent that delivers neutral or positive cash flow; a buyer relying on financing should expect to fund monthly shortfalls from outside capital.
The thesis here is appreciation and optionality rather than yield. The property sits on a quiet private court with a premium pie-shaped lot widening to approximately 70 feet at the rear in one of Richmond Hill's established communities, with access to Hwy 7, Hwy 407, and public transit. The separate-entrance basement creates a path to multi-unit rental usage that could shift the cash-flow math meaningfully if executed and legally compliant, and the lot geometry supports long-term land value. Recommended hold is 60+ months to allow appreciation and rent growth to absorb the negative carry baked into the underwriting.
The minimum recommended down payment for an investor unwilling to fund ongoing shortfalls is 100% cash; investors using leverage should plan for sustained negative monthly carry under the single-tenant rent assumption used in this analysis. Total acquisition cost is estimated at $298,999.77 at 20% down and $1,013,999.22 at 75% down, including $19,499.99 in estimated land transfer tax and closing costs.
Key features
- Detached home on a quiet private court in North Richvale
- Premium pie-shaped lot widening to approximately 70 feet at the rear
- Fully finished basement with separate entrance, full kitchen, bedroom, bathroom, and second laundry
- Updated kitchen with stainless steel appliances and granite countertops
- Renovated 5-piece primary ensuite and second-floor laundry
- Walk-out from living/dining to a large deck
- Minutes to Hwy 7, Hwy 407, and public transit
- Walking distance to multiple parks, LA Fitness, and Schwartz/Reisman Centre
Original MLS description
Located on a quiet private court in the sought-after North Richvale community, this beautifully maintained home sits on a premium pie-shaped lot that widens to approximately 70 feet at the rear. This spacious family home features a welcoming family room with a brick fireplace and an updated kitchen complete with stainless steel appliances, granite countertops, and a custom backsplash.The open living and dining area walks out to a large deck, perfect for entertaining or relaxing outdoors. The primary bedroom retreat includes generous his and hers walk-in closets and a fully renovated 5-piece ensuite with a jacuzzi tub and spa-style shower. The main bathroom has been upgraded with double sinks, and second-floor laundry adds everyday convenience.The fully finished basement includes a separate entrance, second laundry, full kitchen, bedroom, and bathroom ideal for extended family/In Law/Teen Suite or rental potential.Conveniently located minutes from Carville Park, Hillcrest Heights Park, Richvale Athletic Park, Landwer Cafe, LA Fitness, Schwartz/Reisman Centre, top-rated schools, and major grocery stores. Quick access to Hwy 7, Hwy 407, and public transit makes commuting easy. Lovingly cared for with attention to detail, this move-in ready home is an exceptional opportunity for families looking to settle in one of Richmond Hills most desirable communities. (42888363)
Section · Neighborhood
Where it sits.
North Richvale
North Richvale is an established Richmond Hill community south of Major Mackenzie, defined by mature streets, top-rated schools, and proximity to community amenities including Carville Park, Hillcrest Heights Park, Richvale Athletic Park, LA Fitness, and the Schwartz/Reisman Centre. Demand drivers are dominated by end-user family buyers rather than investors, which supports long-run price stability but compresses yield.
Commuter access is a meaningful demand anchor: Hwy 7 and Hwy 407 are both within a short drive, and York Region Transit and the Hwy 7 rapidway connect the area to Vaughan Metropolitan Centre and the TTC subway extension. These factors support tenant demand for a basement suite and underpin medium-to-long-term appreciation potential for the asset.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
No risks flagged by the QA agent.