Northgate detached with separate-entrance main-level suite on pie-shaped Glen Echo cul-de-sac
A 3+1 detached in Brampton's Northgate with an apartment-style main level, separate entrance, and 116-foot deep pie lot, listed at $759,990. The layout supports a two-unit income conversion, with positive carry reaching at 75% down in the estimated scenarios.
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
Section · Why this passed our floor
What lifts the math here
Current cap
2.48% 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
$173,448 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=68).
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.
This property suits a value-add investor or multi-generational owner-occupier who can underwrite a suite-conversion play. The existing apartment-style main level with its own kitchen, full bath, and separate entrance is the core mechanic; the upside comes from formalizing the second unit and lifting NOI over a 24 to 48 month hold. At the $759,990 list and an estimated 2.48% cap rate, the asset is not a day-one income vehicle, so the thesis depends on rent stack improvement, not current yield.
Northgate sits in central Brampton, walking distance to St. Jean Brebeuf Elementary School, Chinguacousy Secondary School, and Grenoble Public School, which underpins consistent family-tenant demand. The location is minutes to Bramalea City Centre, Brampton Civic Hospital, Chinguacousy Park, and Professor's Lake, with major highways and public transit feeding commuter flow. The pie-shaped lot with 116-foot depth and no neighbours behind is the scarce attribute on this street; cul-de-sac inventory with that backyard geometry rarely turns over in Northgate, which supports terminal value when the suite is legalized and the rent roll is repriced.
Execution favours the 75% down scenario, where estimated monthly cash flow turns positive at $462.98 and cash-on-cash sits at 0.94%. At 50% down the carry is estimated at negative $646.62 monthly, so leverage sensitivity is high. Plan a 36 to 60 month hold: stabilize the two-unit rent stack, pursue secondary-suite registration, then refinance against a higher post-conversion appraisal or hold for appreciation through the Northgate redevelopment cycle.
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
- Pie-shaped lot with 116-foot depth, no neighbours behind
- 2-car garage plus 4-car driveway (6 parking spaces total)
- Updated kitchen, bathrooms, and floor tiles
- Roof (2025), Windows (2021)
- Cul-de-sac location with no through traffic
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 central Brampton pocket anchored by Chinguacousy Park, Professor's Lake, and Bramalea City Centre, with Brampton Civic Hospital nearby as a stable employment node. Glen Echo Court is a cul-de-sac with no through traffic, which limits supply turnover and supports family-tenant demand.
The home sits walking distance to St. Jean Brebeuf Elementary School, Chinguacousy Secondary School, and Grenoble Public School, plus Greenbriar Recreation Centre. Major highways and public transit are minutes away, feeding commuter access toward Mississauga and Toronto employment.
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; only 75% down and 100% cash deliver positive carry in the modeled scenarios.
Estimated cap rate of 2.48% is below typical GTA cash-flow thresholds; thesis depends on suite legalization and rent stack improvement, not current yield.
Secondary suite legalization in Brampton requires permitting, fire separation, and zoning compliance; budget for compliance work is not modeled.
Rent estimate sourced from widened comparables, which carries higher variance than tight local comps.
Listed square footage of 65 appears to be a data error; verify actual floor area before underwriting.