Large Sandringham-Wellington townhouse with finished basement and in-law suite potential
A 1,700 sq ft freehold-style townhouse in Brampton's Sandringham-Wellington area, listed at $795,000 with a finished basement featuring a kitchen rough-in. Estimated monthly rent of $2,900 produces negative carry under leveraged scenarios and modest positive cash flow only at 75% down or higher.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$795,000
Cap rate
+2.31%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$178K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.31% 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
$177,888 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
75% 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 | $278,250 |
| Mortgage principal | $516,750 |
| Land transfer tax | $11,925 |
| Closing costs | $11,925 |
| Total acquisition | $302,100 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,371 |
| Mortgage payment | -$3,018 |
| Net cash flow | -$1,489/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $663/mo |
| Insurance | $331/mo |
| Property management | $232/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=37).
Breakeven
This property turns cash-flow positive at 67.1% 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 ($11,925), and closing costs ($11,925).
Section · Investment Thesis
Why this property.
23 Brucewood Road is priced at $795,000 and offers approximately 1,700 sq ft of living space on a 22 x 114 ft lot, with three upper-level bedrooms, four bathrooms, and a finished basement that includes a bedroom, bathroom, and a kitchen rough-in. The estimated monthly rent of $2,900 generates a gross annual rent of $34,800, an estimated annual NOI of $18,351, and an estimated cap rate of 2.31% with a gross yield of 4.38%. The basement's kitchen rough-in is the most material value lever here; converting it to a legal secondary suite could meaningfully reshape the income profile, though no rental upside is assumed in the figures above.
Leverage sensitivity is high. At 20% down ($159,000), the estimated monthly mortgage payment is $3,714.29 and estimated monthly cash flow is negative $2,185.04, a cash-on-cash return of negative 14.34%. At 35% down, estimated monthly cash flow improves to negative $1,488.61 (cash-on-cash negative 5.91%), and at 50% down it remains negative at $792.18 per month (cash-on-cash negative 2.26%). The property only approaches positive carry at 75% down, where estimated monthly cash flow is positive $368.53 (cash-on-cash 0.71%), and at 100% cash estimated monthly cash flow is positive $1,529.25 (cash-on-cash 2.24%).
The minimum recommended down payment for neutral-to-positive carry is 75%, requiring roughly $596,250 down and an estimated total acquisition cost of $620,100. Investors using conventional leverage should expect to fund a meaningful negative carry from outside cash flow, betting on long-term Brampton appreciation, principal paydown, and the optionality of completing the basement suite to add rental income.
Hold-period implications: with thin or negative carry under most financing structures, this is a 60+ month hold suited to investors who prioritize equity build and end-user resale optionality over current yield. A value-add execution on the basement suite, subject to municipal approvals, is the cleanest path to improving the return profile from these baseline figures.
Key features
- Approximately 1,700 sq ft of living space, among the larger townhouses in the area
- 22 x 114 ft lot with a fully concrete, low-maintenance backyard
- Three upper-level bedrooms with upper-level laundry
- Finished basement with separate living area, bedroom, bathroom, and kitchen rough-in
- In-law suite or secondary income potential subject to municipal approvals
- Separate living, dining, and family rooms plus open-concept kitchen and breakfast area
- Walking distance amenities including Trinity Common Mall
- Highway 410 access and proximity to Brampton Civic Hospital
Original MLS description
Welcome to 23 Brucewood-a rare opportunity to own one of the largest townhomes in the area, offering approximately 1,700 sq ft of beautifully designed living space on a generous 22 x 114 ft lot. From the moment you arrive, the charming front porch creates a warm and inviting first impression.Step inside to a standout layout featuring a rare combination of separate living, dining, and family rooms, seamlessly flowing into an open-concept kitchen and breakfast area-perfect for both everyday living and entertaining. The main level is enhanced with elegant pot lights, stylish modern fixtures, and fresh professional paint, giving the home a true move-in ready feel.The fully concrete backyard is a low-maintenance entertainer's dream, ideal for hosting gatherings and enjoying outdoor living without the upkeep.Upstairs, you'll find three generously sized bedrooms along with the added convenience of upper-level laundry.The finished basement adds incredible value and flexibility, offering a spacious living area, one bedroom, a bathroom, and a kitchen rough-in-perfect for an in-law suite, extended family, or future income potential.Located in the highly desirable Sandringham-Wellington community, this home is surrounded by top-rated schools, parks, trails, shopping, and everyday conveniences including Trinity Common Mall. Enjoy easy access to Highway 410, public transit, and key routes connecting to Mississauga, Vaughan, and Toronto, along with nearby healthcare at Brampton Civic Hospital.Homes with this space, layout, and potential are hard to find-don't miss your opportunity to see it in person. (42892381)
Section · Neighborhood
Where it sits.
Sandringham-Wellington
Sandringham-Wellington is an established North Brampton community with access to Highway 410, public transit, and Trinity Common Mall, plus connecting routes to Mississauga, Vaughan, and Toronto. Brampton Civic Hospital is nearby, supporting steady tenant demand from healthcare workers and commuter families.
The area is anchored by schools, parks, and trails, and Brampton's continued population growth and infrastructure investment along the 410 corridor underpin medium-term demand for larger townhouse product like this 1,700 sq ft layout.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: negative monthly cash flow at 20%, 35%, and 50% down scenarios
Estimated cap rate of 2.31% is below typical financing costs at the 4.99% mortgage rate used
Basement kitchen rough-in is not a finished legal secondary suite; conversion requires municipal approvals and additional capital
Property tax shown as $0 in the supplied figures, which appears anomalous and should be verified before underwriting
No recent sold comparables available to validate the list price
Rent estimate sourced from widened comparables; actual achievable rent may vary