Oakwood Village detached on 125-foot L-shaped lot with separately entranced basement suite
A 4-bed, 4-bath Oakwood Village detached listed at $1,599,000 with a separately entranced basement suite and Eglinton Crosstown LRT exposure. The thesis is a long-hold owner-occupier or value-add suite conversion; carry is negative until very low leverage.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,599,000
Cap rate
+0.69%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$365K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.69% 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
$364,818 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 | $559,650 |
| Mortgage principal | $1,039,350 |
| Land transfer tax | $23,985 |
| Closing costs | $23,985 |
| Total acquisition | $607,620 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$2,434 |
| Mortgage payment | -$6,070 |
| Net cash flow | -$5,154/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $1,333/mo |
| Insurance | $666/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 90.2% 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 ($23,985), and closing costs ($23,985).
Section · Investment Thesis
Why this property.
This listing fits a value-add owner-occupier or patient capital investor who can carry a Toronto detached at $1,599,000 and underwrite NOI lift from the existing separately entranced basement suite with its own kitchen and renovated bath. The shared shell is a single-family home; the income mechanic is the in-law unit, which the listing frames as having "great income potential." Estimated cap rate sits at 0.69% on current rent assumptions, so the strategy is long-term suite-rent capture plus land value on a 125-foot L-shaped lot, not day-one yield.
Oakwood Village sits between the St. Clair West streetcar corridor and the new Eglinton Crosstown LRT. The listing cites walkability of 92/100 and access to St. Clair Street Car, Ossington Bus, and the New Eglinton LRT line, which links Oakwood Station east toward Yonge-Eglinton and west toward Mount Dennis GO. The 125-foot deep L-shaped lot with dual street access is the structural asset here; the listing flags "possible future redevelopment with L-Shaped Lot," which is the long-dated optionality on a tree-lined block minutes from St. Clair West. Comparable freehold inventory on through-lots in this catchment is thin, which supports the patient-hold thesis rather than a near-term flip.
Execution requires very low leverage. Estimated monthly cash flow at 75% down is -$1,418.82, and only the 100% cash scenario turns positive at +$915.75 per month. The recommended structure is cash or near-cash with a 60+ month hold, treating the basement suite as the income offset and the L-shaped lot as the appreciation lever. Investors using mortgage debt should expect to fund carry from outside cash flow until the Crosstown stabilizes ridership and Oakwood Village land values reset.
Key features
- 4 bed, 4 bath detached
- Separately entranced basement suite with full second kitchen and renovated bath
- 125-foot deep L-shaped lot with dual street access
- 3-car parking pad
- Top-floor primary suite with skylights, soaker tub, walk-in closet, ductless A/C
- Heated floors in basement suite
- Steps to St. Clair Street Car, Ossington Bus, and Eglinton LRT
- Walkability score 92/100
Original MLS description
Gorgeous Glenholme! 4 Bed, 4 Bath Architectural Gem with a separately entranced basement suite with an extra full kitchen in a highly sought-after family-friendly neighbourhood! Set on an impressive 125-foot deep L-shaped lot with dual street access and a 3-car parking pad. The chef's kitchen is the true centrepiece of the home, featuring expansive windows, marble countertops, abundant cabinetry, & premium appliances: Porter & Charles stove, Miele dishwasher, KitchenAid Professional Series S/S Fridge. 2nd Level has 3 great-sized bedrooms plus an amazing sunroom big enough for an at-home gym with bike AND treadmill. Built-in bookcases in 3rd bed, ideal for home office. Beautiful charm everywhere: wainscoting, custom trim, a secret staircase book nook, new carpet stair runner, fresh paint and a dramatic sloped-staircase window that brings in natural light and architectural character. The entire top floor is dedicated to the primary bedroom featuring a spa-inspired soaker tub, multiple skylights, two vanities, a separate glass shower, beautiful built-ins, a walk-in closet and extra ductless A/C. The fully finished basement has private entry, a fully equipped kitchen, renovated full bath, heated floors, 2 storage closets, & a flexible layout ideal for in-law living or great income potential. Beautiful Oakwood Village, walkability score of 92/100 with great access to transit, steps to St. Clair Street Car, Ossington Bus, New Eglinton LRT line, so daily errands & weekend fun is a breeze! What do the Sellers love most about this home? The warm "welcome home" feeling, the sun-filled interiors from skylights and oversized windows, the oversized backyard oasis, and the stunning wood fireplace for cozy winter nights. Great main floor mudroom at the back of the house adds extra functionality. Possible future redevelopment with L-Shaped Lot! Minutes from St. Clair West, on a big tree-lined stret, this is truly a beautiful forever home, ready for the next family to call it hom (42896626)
All photos
32 additional · click any to expand
Section · Neighborhood
Where it sits.
Oakwood Village
Oakwood Village is a mid-town Toronto pocket between the St. Clair West streetcar corridor and the new Eglinton Crosstown LRT line. The listing reports a walkability score of 92/100, with access to St. Clair Street Car, Ossington Bus, and the new LRT, placing the property within walking distance of Oakwood Station once the Crosstown opens.
The submarket is dominated by detached and semi-detached freehold on tree-lined streets, with limited new supply and ongoing intensification along Eglinton. The 125-foot deep L-shaped lot with dual street access is atypical for the area and adds optionality for future redevelopment.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estimated cap rate of 0.69% is well below GTA freehold investor benchmarks; this is not a yield play.
Estimated monthly cash flow is negative across all leveraged scenarios; only 100% cash reaches positive carry at +$915.75/month.
High leverage sensitivity: estimated cash flow swings from -$6,554.87 at 20% down to +$915.75 at 100% cash, a spread of roughly $7,470 per month.
Rent assumption is sourced from widened comparables, which introduces estimation error in the cap rate and cash flow figures.
Future redevelopment language in the listing is speculative; no severance approval or zoning change is documented.
Sqft field shows 139, which is implausible for a 4-bed detached and likely a data error; verify actual floor area before underwriting.