Oversized Westminster-Branson bungalow on 82 x 125 ft lot, first time offered, renovate or rebuild
A 4+1 bedroom bungalow on a rare 82.42 x 125.41 ft lot in Westminster-Branson, listed at $1,390,000 and held by the same family since new. The play here is land value and end-use optionality (renovate or rebuild), not in-place rental yield.
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
The Deal
A 4+1 bedroom bungalow on a rare 82.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (24 comps).
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 is a land and optionality play in a mature North Toronto pocket, not a cash-flow asset. The list price is $1,390,000 for a 4+1 bedroom, 3 bath oversized bungalow on an 82.42 x 125.41 ft lot, offered for the first time. Estimated gross annual rent of $40,200 against estimated annual NOI of $14,124 produces an estimated cap rate of 1.02% and an estimated gross yield of 2.89%, which is consistent with a Toronto detached infill site where the underlying value sits in the lot rather than the existing structure.
Leverage sensitivity here is high, and all leveraged scenarios show negative carry at the current 4.99% rate over a 25-year amortization. At 20% down ($278,000), the estimated monthly mortgage payment is $6,494.16 and estimated monthly cash flow is -$5,317.16, with an estimated cash-on-cash return of -19.96%. At 35% down ($486,500), estimated monthly cash flow is -$4,099.51 (-9.31% cash-on-cash). At 50% down ($695,000), it improves to -$2,881.85 (-4.69%). At 75% down ($1,042,500), the property still bleeds an estimated -$852.43 per month (-0.94%). Only the 100% cash scenario at $1,390,000 reaches positive territory, with estimated monthly cash flow of $1,177.00 and an estimated cash-on-cash return of 0.99%.
The minimum recommended down payment for neutral or positive carry is therefore 100% cash. Any leveraged buyer needs to underwrite this as a hold-and-rebuild or hold-and-renovate strategy where the exit thesis is end-user resale or a new custom build, not in-place rental economics. The 82.42 x 125.41 ft lot is the asset; the existing bungalow provides interim rental coverage to offset a portion of carry while plans, permits, and design are pursued.
Suitable for a cash buyer or a builder/end-user with substantial equity and a 60-month-plus horizon. Investors looking for in-place yield should pass. Investors targeting GTA infill land in established neighbourhoods with strong owner-occupier demand should evaluate the lot dimensions, zoning, and build economics before bidding.
Key features
- 4+1 bedrooms, 3 baths
- Oversized 82.42 x 125.41 ft lot
- Original-owner bungalow, first time offered
- Renovate or rebuild optionality
- Close to transit, shops, parks, and Highway 401/Allen Road access
- Established Westminster-Branson neighbourhood
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 residential pocket in North Toronto, bordered by Bathurst Street and Finch Avenue West, characterized by mature trees, large lots, and a mix of original mid-century bungalows and newer custom builds. The area draws steady owner-occupier demand from families seeking detached housing with proximity to top-rated schools, parks, and community amenities.
The raw description notes the property is located close to transit, shops, parks, and major highways. Access to the TTC Finch West corridor, Highway 401, and Allen Road supports both end-user and rebuild exit strategies, and the neighbourhood's track record of teardown and custom-build activity reinforces the land-value thesis for oversized lots.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative cash flow at all leveraged scenarios (20%, 35%, 50%, 75% down) at the 4.99% rate used
Positive carry only achieved with 100% cash purchase; high leverage sensitivity
Estimated cap rate of 1.02% reflects a land-value asset, not an income asset
Existing structure is original and likely requires significant capital for renovation or full rebuild
Rebuild path carries entitlement, permitting, and construction cost risk
Rent estimate is derived from widened comparables (24 comps), not subject-specific leases
Annual property tax shown as $0 in source data; buyers should verify actual municipal tax assessment
Reported sqft of 185 in source data appears inconsistent with a 4+1 bedroom bungalow and should be verified