Oversized 82-ft bungalow lot in Westminster-Branson, first-time offering with rebuild optionality
A 4+1 bedroom bungalow on an 82.42 x 125.41 ft lot in Westminster-Branson, held by one family since new and listed at $1,390,000. The thesis is condition-driven resale or rebuild on an oversized North York lot, not in-place income.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,390,000
Cap rate
+1.02%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$314K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
The spread case, in concrete terms
Condition signals
4 verbatim condition signals from the listing text.
“looking to renovate and personalize or build your dream home from the ground up”
After-repair value (est.)
$1,950,000 estimated ARV against a $350,000 all-in reno budget.
Projected spread
$313,925 estimated over a 12-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 | $486,500 |
| Mortgage principal | $903,500 |
| Land transfer tax | $20,850 |
| Closing costs | $20,850 |
| Total acquisition | $528,200 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$2,173 |
| Mortgage payment | -$5,277 |
| Net cash flow | -$4,100/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $1,158/mo |
| Insurance | $579/mo |
| Property management | $268/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=24).
Breakeven
This property turns cash-flow positive at 85.5% 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 ($20,850), and closing costs ($20,850).
Section · Investment Thesis
Why this property.
This listing suits a fix and flip operator or custom-home builder with the balance sheet to carry a sub-economic rental during the hold. The strategy is condition-driven resale spread: acquire a single-owner bungalow at $1,390,000, renovate or rebuild on the 82.42 x 125.41 ft lot, and exit to an end-user buyer. In-place rent of $3,350 per month produces an estimated 1.02% cap rate, which confirms this is not an income play; the equity story sits in the land and the finished product.
Westminster-Branson is a low-rise North York pocket bounded by Bathurst, Finch, and Sheppard. Lot widths above 80 feet are scarce here, and the listing notes the property is "Surrounded by well-kept homes and a strong sense of community", which supports end-user resale demand for a rebuilt or renovated home. The raw description cites proximity to "transit, shops, parks, and major highways", placing the site within reach of Finch West and the Yonge corridor without anchoring the thesis to a specific named transit project. The Westminster-Branson submarket has historically traded on lot size and school proximity rather than on yield, which aligns with a rebuild exit rather than a buy-and-hold income strategy.
Execution requires deep pockets. Even at 75% down the estimated monthly cash flow is -$852.43, and only the 100% cash scenario turns positive at $1,177.00 per month with a 0.99% cash-on-cash return. Recommended structure is all-cash or 75%-plus down for a 9 to 12 month renovate-and-resell, or a 12 to 18 month teardown-and-build. The exit is a finished single-family sale to an end-user, not a refinance into long-term rental.
Key features
- 82.42 x 125.41 ft lot, well above neighbourhood norm
- 4+1 bedrooms, 3 bathrooms, oversized bungalow footprint
- First-time-ever offering, single-family ownership since new
- Rebuild or renovate optionality on the existing footprint
- Close to transit, shops, parks, and Highway 401 access
Original MLS description
First time ever offered. Proudly owned by the same family since day one, this 4+1 bedroom, 3 bath oversized bungalow sits on an exceptional 82.42 x 125.41 ft lot in a welcoming, neighbourly pocket of the city. Surrounded by well-kept homes and a strong sense of community, this is a rare opportunity to secure a property with incredible potential. Whether you're looking to renovate and personalize or build your dream home from the ground up, this is a true blank canvas. Ideally located close to transit, shops, parks, and major highways, offering everyday convenience with easy access to everything you need. A solid home, a standout lot, and endless possibilities. (42890978)
Section · Neighborhood
Where it sits.
Westminster-Branson
Westminster-Branson is an established low-rise North York neighbourhood north of Finch Avenue West between Bathurst and Dufferin. The area is characterized by mid-century bungalows and two-storey homes on wide lots, with steady end-user demand from move-up buyers and custom builders. Retail along Bathurst and Finch, multiple parks, and access to Highway 401 via Bathurst or Allen Road support resale absorption for renovated or rebuilt product.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative cash flow at every leveraged scenario; only 100% cash produces positive carry at an estimated $1,177.00 per month
High leverage sensitivity: cash flow swings from -$5,317.16 at 20% down to +$1,177.00 at 100% cash
Estimated 1.02% cap rate confirms this is not a hold-for-income asset
Condition and scope of required work are not disclosed; renovation or rebuild budget must be diligenced before bid
No recent sold comparables provided; ARV and land value require independent comp pull
Build path subject to City of Toronto zoning, committee of adjustment, and permit timelines