Brampton 3+1 detached on cul-de-sac with separate-entrance in-law suite, listed at $759,990
Detached Northgate home with apartment-style main level, separate entrance, and pie-shaped lot, suited to multi-generational or rent-plus-live use. Estimated cap rate 2.48% with negative carry under leverage; reaches positive monthly cash flow only at 75% down or higher.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$759,990
Cap rate
+2.48%
Est. monthly rent
$2,900
Source: comparables_widened
Est. net spread
+$173K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Detached Northgate home with apartment-style main level, separate entrance, and pie-shaped lot, suited to multi-generational or rent-plus-live use.
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 | $265,997 |
| Mortgage principal | $493,994 |
| Land transfer tax | $11,400 |
| Closing costs | $11,400 |
| Total acquisition | $288,796 |
Monthly cash flow
| Estimated rent | +$2,900 |
| Operating expenses | -$1,327 |
| Mortgage payment | -$2,885 |
| Net cash flow | -$1,312/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $145/mo |
| Maintenance reserve | $633/mo |
| Insurance | $317/mo |
| Property management | $232/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (68 comps).
Breakeven
This property turns cash-flow positive at 64.6% 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 ($11,400), and closing costs ($11,400).
Section · Investment Thesis
Why this property.
22 Glen Echo Court is a 3+1 bedroom, 3 full bath detached home in Brampton's Northgate neighborhood, listed at $759,990. The layout includes an apartment-style main level with its own kitchen, full bath, and separate entrance, plus separate access to the main and upper levels. For an investor, that configuration supports a multi-unit rental strategy or a live-plus-rent arrangement. Estimated monthly market rent is $2,899.50, producing gross annual rent of $34,794 and estimated annual NOI of $18,870.93, for an estimated cap rate of 2.48% and gross yield of 4.58%.
Leverage sensitivity is high. At 20% down ($151,998), estimated monthly cash flow is -$1,978.14 with a cash-on-cash return of -13.58%. At 35% down ($265,996.50), estimated monthly cash flow is -$1,312.38 (-5.45% cash-on-cash). At 50% down ($379,995), estimated monthly cash flow is -$646.62 (-1.93% cash-on-cash). The property only crosses into positive carry at 75% down ($569,992.50), where estimated monthly cash flow is +$462.98 (0.94% cash-on-cash), and at 100% cash ($759,990) estimated monthly cash flow is +$1,572.58 (2.41% cash-on-cash). The minimum recommended down payment for neutral-to-positive carry is 75%.
Because the asset does not service its debt at conventional leverage, the investment case rests on three pillars: (1) the in-law/secondary suite potential supported by the listing's "separate entrance" and "apartment-style main level" description, which could lift achievable rent above the comparable-based estimate; (2) Brampton's structural demand drivers, including proximity to Bramalea City Centre, Brampton Civic Hospital, and major highways; and (3) recent capital items already addressed, with roof noted as 2025 and windows as 2021, reducing near-term capex risk. Buyers underwriting at 20% or 35% down should expect to fund a meaningful annual shortfall (estimated -$23,737.70 and -$15,748.58 respectively) from outside cash flow.
Hold-period implications: with negative leveraged carry, this is a 60-month-plus hold suited to investors with the balance sheet to fund interim shortfalls, or to owner-occupiers who rent the secondary unit to offset the mortgage. Cash and substantially-cash buyers see modest positive yield; leveraged buyers are effectively paying to hold optionality on suite legalization, rent growth, and Brampton land appreciation. All figures are estimates.
Key features
- 3+1 bedrooms, 3 full bathrooms
- Apartment-style main level with kitchen, full bath, and separate entrance
- Separate access to both main and upper levels (suite potential)
- Pie-shaped lot with 116-foot depth, no neighbours behind
- Parking for 6 (2-car garage plus 4-car driveway)
- Roof (2025), Windows (2021), some appliances noted (2026)
- Quiet cul-de-sac with no through traffic
- Walking distance to three schools
Original MLS description
Welcome To 22 Glen Echo Court, Nestled On A Quiet, Safe And Child-Friendly Cul-De-Sac In A Highly Desirable Neighborhood In The Heart Of Brampton, With No Through Traffic Making It An Ideal Setting For Families With Kids. This Well-Maintained 3+1 Bedroom Home Features 3 Full Bathrooms And Offers A Unique Layout With An Apartment-Style Main Level Complete With Kitchen, Full Bath And Separate Entrance, Along With Separate Access To Both The Main And Upper Levels, Making It An Excellent Opportunity For First-Time Buyers, Multi-Generational Families Or Investors. Situated On A Huge Pie-Shaped Lot With Impressive 116-Foot Depth And No Neighbours Behind, This Property Offers Privacy And A Beautiful Backyard Setting Perfect For Entertaining Or Relaxing. Enjoy A Functional Layout, Updated Kitchen, Updated Bathrooms, Updated Floor Tiles, A Charming Front Balcony Overlooking The Peaceful Cul-De-Sac, Plus Parking For 6 Cars Including A 2-Car Garage And 4-Car Driveway. Located Just Minutes To Chinguacousy Park, Professor's Lake, Bramalea City Centre, Brampton Civic Hospital, Greenbriar Recreation Centre, Major Highways, Public Transit, Parks, Trails And Places Of Worship. Walking Distance To St. Jean Brebeuf Elementary School, Chinguacousy Secondary School And Grenoble Public School Makes This Home Ideal For Families. A Truly Unique Property Combining Space, Versatility, Privacy And An Unbeatable Location. Come Fall In Love With This Beauty! Roof (2025), Windows ( 2021), Some Appliances (2026). (42897610)
Section · Neighborhood
Where it sits.
Northgate
Northgate is an established residential pocket in central Brampton with strong family demand, anchored by Chinguacousy Park, Professor's Lake, and Bramalea City Centre. The listing notes walking distance to St. Jean Brebeuf Elementary, Chinguacousy Secondary, and Grenoble Public School, which supports rental demand from family tenants. Brampton Civic Hospital, Greenbriar Recreation Centre, major highways, and public transit are within minutes, providing employment and commuter access that underpin medium-term rental and resale demand.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated negative monthly cash flow at 20%, 35%, and 50% down scenarios
Property only reaches positive estimated carry at 75% down or higher, requiring substantial equity
Estimated cap rate of 2.48% is below typical financing cost, so leveraged buyers should expect annual cash shortfalls
Reported sqft of 65 appears to be a data error in the listing feed; verify actual living area before underwriting
Annual property tax shown as $0 in the dataset; buyers must confirm actual municipal tax assessment, which will further reduce NOI
Secondary suite income potential depends on legal status and zoning compliance; verify with City of Brampton before relying on dual-unit rent
Rent estimate is based on 68 widened comparables; actual achievable rent may vary
No recent sold comparables available to validate pricing