West Hill 4-level backsplit with in-law suite and separate entrances, priced at $889,000
Renovated multi-generational detached home in Scarborough's West Hill with two kitchens, two separate entrances, and flexible 2+1 or 3+bachelor configurations. Estimated cap rate of 1.79% with positive carry only emerging at 75% down or higher.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$889,000
Cap rate
+1.79%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$200K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Renovated multi-generational detached home in Scarborough's West Hill with two kitchens, two separate entrances, and flexible 2+1 or 3+bachelor configurations.
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 | $311,150 |
| Mortgage principal | $577,850 |
| Land transfer tax | $13,335 |
| Closing costs | $13,335 |
| Total acquisition | $337,820 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,475 |
| Mortgage payment | -$3,375 |
| Net cash flow | -$2,050/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $741/mo |
| Insurance | $370/mo |
| Property management | $224/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (63 comps).
Breakeven
This property turns cash-flow positive at 74.5% 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 ($13,335), and closing costs ($13,335).
Section · Investment Thesis
Why this property.
This 4-level backsplit at 7 Briarbluff Avenue is listed at $889,000 in Toronto's West Hill neighbourhood. The layout supports three configurations: a 2-bedroom upper with a 1-bedroom in-law suite below, a 3-bedroom upper with a bachelor suite below, or a single-family use with 3 bedrooms and 3 bathrooms. Two separate entrances, two full kitchens, and a professionally renovated basement give the property genuine dual-unit functionality, while recent mechanical updates (Central Air 2024, 125-amp electrical service, basement remodelled 2026 per listing) reduce near-term capex risk.
The financial picture is leverage-sensitive. Estimated monthly rent of $2,800 against monthly operating expenses of $1,475.25 produces an estimated annual NOI of $15,897 and a cap rate of 1.79%. At 20% down, the estimated monthly mortgage of $4,153.46 drives monthly cash flow to roughly -$2,828.71 and cash-on-cash to -16.60%. At 35% down, monthly cash flow is approximately -$2,049.94 (-7.28% cash-on-cash). At 50% down, the gap narrows to -$1,271.16 monthly (-3.24%). The property only crosses into positive carry at 75% down, with estimated monthly cash flow of +$26.79 (0.05% cash-on-cash), and produces an estimated +$1,324.75 monthly at 100% cash (1.74% cash-on-cash).
The minimum recommended down payment for neutral or positive carry is 75%. This is fundamentally a low-leverage or cash-heavy hold rather than a leveraged cash-flow play. Investors comfortable deploying $666,750 or more in equity can underwrite the property as a multi-generational use case or a two-suite rental with stable West Hill demand from U of T Scarborough and Centennial College catchments. The Highway 401 corridor and GO Transit access support tenant pipeline, and the Port Union and Guildwood waterfront proximity offers long-term neighbourhood durability.
Hold-period implications: with cap rate at 1.79% and current rates near 4.99%, leveraged carry is negative until equity is substantial. Investors should plan for a 60+ month hold, where the thesis depends on principal paydown, potential rental upside through the dual-suite configuration, and West Hill land value progression rather than current-year yield. For questions or to arrange a viewing, contact Anatoli Chtcherbatov at Sutton Group Admiral Realty.
Key features
- 4-level backsplit with three possible layout configurations
- Two separate entrances and two full kitchens
- Lower in-law suite with kitchen and separate entrance
- 3 bedrooms, 3 bathrooms (two 3-piece, one 2-piece)
- Professionally renovated basement, remodelled 2026 per listing
- Central Air installed 2024
- 125-amp electrical service
- Vacant with flexible closing
- Steps from Port Union and Guildwood waterfronts
- Close to U of T Scarborough and Centennial College
- Proximity to Highway 401 and GO Transit
Original MLS description
Client RemarksGreat Price, Great Location. Modern multi-generational home with updated features and flexible layouts. Discover comfort and unrivaled versatility in this expansive 4-level backsplit. Whether you are looking for a single-family property, or space to accommodate a multi-generational or an investment property, this home delivers with a renovated interior and mechanical updates. Layout and flexibility: Three Easy configurations. Choose between the current 2-bdrm, Upgraded kitchen w/ SS Appliances, 3 pc bath and Family Rm, with a lower in-law suite including 1 bdrm, kitchen and a separate entrance. Or Option #2 is a 3 bedroom, kitchen and a Family Room with a lower bachelor suite, kitchen and separate entrance. Last but not least, revert back to the traditional single family home, 3 bdrms, 3 bthrms, 2 kitchens and extensive family space. Features: 2 separate entrances, two full kitchens, Two 3 pc bath and one 2 pc. Large eat-in kitchen, walk-out from family rm to kid-friendly backyard. The Family Rm can easily be configured with the Upper Unit, or the Lower Unit or as a shared communal space. Upgrades: Professionally renovated basement level, remodelled 2026, Central Air 2024, 125-amp electrical service, Epoxy Floor in Main kitchen. Nature: Steps from Pt Union and Guildwood waterfronts and scenic walking trails. Education: Close to U of T Scarborough and Centennial College. Commuting: Proximity to 401, Local and GO Transit. Bonus: Vacant and quick closing dates allowing flexibility for the buyer. (42892031)
Section · Neighborhood
Where it sits.
West Hill
West Hill sits in southeast Scarborough with direct access to Highway 401 and GO Transit's Lakeshore East line, supporting commuter demand into downtown Toronto. The property is steps from Port Union and Guildwood waterfront trails per the listing, and within the catchment of two post-secondary institutions: the University of Toronto Scarborough campus and Centennial College.
Education-anchored neighbourhoods in eastern Scarborough have historically drawn student and faculty rental demand, particularly for properties with separate-entrance secondary suites. The dual-kitchen, dual-entrance configuration aligns with this demand profile.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down scenarios
Positive carry only emerges at 75% down (estimated +$26.79/month) or 100% cash (estimated +$1,324.75/month)
Estimated cap rate of 1.79% is below prevailing mortgage rate of 4.99%, creating negative leverage at typical down payments
Listed sqft of 139 appears to reflect a data anomaly and should be independently verified
Annual property tax shown as $0 in the financials payload; buyer should verify actual municipal tax assessment
Rent estimate of $2,800/month sourced from widened comparables; actual achievable rent depends on configuration and tenant mix
Listing references basement 'remodelled 2026' which is a future date and should be clarified with the seller
Multi-unit use must comply with City of Toronto zoning and secondary suite registration requirements