Large detached 4-bed on pie-shaped corner lot in Agincourt North with walk-up basement potential
A 2,300+ sq. ft. detached home on a pie-shaped corner lot in established Agincourt North, listed at $1,100,000 with an unfinished walk-up basement offering separate-entrance suite potential. Estimated cap rate is 1.68% on current rents, with positive monthly cash flow only at the all-cash scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,100,000
Cap rate
+1.68%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$247K
6mo hold
Annualized ROI
+44%
preliminary
The Deal
A 2,300+ sq.
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 | $385,000 |
| Mortgage principal | $715,000 |
| Land transfer tax | $16,500 |
| Closing costs | $16,500 |
| Total acquisition | $418,000 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$1,811 |
| Mortgage payment | -$4,176 |
| Net cash flow | -$2,636/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $917/mo |
| Insurance | $458/mo |
| Property management | $268/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (24 comps).
Breakeven
This property turns cash-flow positive at 76.0% 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 ($16,500), and closing costs ($16,500).
Section · Investment Thesis
Why this property.
This is a value-add and end-user opportunity in Agincourt North rather than a pure cash-flow play. The list price is $1,100,000 for a detached home with over 2,300 sq. ft. above grade, 4 bedrooms on the second floor, an attached double garage, and an unfinished walk-up basement with separate entrance. Estimated monthly rent on the existing footprint is $3,350, producing an estimated annual NOI of $18,474, an estimated cap rate of 1.68%, and an estimated gross yield of 3.65%.
Leverage sensitivity here is high. At 20% down ($220,000), estimated monthly mortgage payments are $5,139.27 and estimated monthly cash flow is -$3,599.77, a cash-on-cash return of -17.07%. At 35% down, estimated monthly cash flow improves to -$2,636.15 (-7.57% cash-on-cash). At 50% down, the estimate is -$1,672.54 monthly (-3.44%). At 75% down ($825,000), the property approaches breakeven at an estimated -$66.52 per month (-0.09% cash-on-cash). Only an all-cash purchase of $1,100,000 produces estimated positive monthly cash flow of $1,539.50, a 1.63% cash-on-cash return. There is no down payment scenario short of substantially cash where the property carries on existing rents alone, so the minimum recommended down payment for near-neutral carry is 75%, and a true cash-flow-positive position requires 100% cash.
The investment case rests on two levers beyond in-place rent. First, the walk-up basement with separate entrance is explicitly flagged in the listing as future potential; finishing a secondary suite can materially increase gross rent and reshape the cash-flow profile, though that requires capital, permits, and execution risk. Second, the property is positioned for renovators and end users in an established Scarborough neighbourhood, with a pie-shaped corner lot and mature trees that are difficult to replicate. Hold period should be 60+ months to absorb acquisition costs (estimated land transfer tax of $16,500 and closing costs of $16,500) and to realize value-add upside.
Buyers should underwrite this as an appreciation and renovation play, not a yield investment. The negative carry across leveraged scenarios means an investor needs reserves and a clear renovation thesis, or a co-living/secondary-suite strategy, to justify the entry. Cash buyers and well-capitalized portfolio builders are the natural fit. Anatoli Chtcherbatov at Sutton Group Admiral Realty can walk through the renovation scenarios and zoning context in detail.
Key features
- Over 2,300 sq. ft. above grade
- 4 bedrooms on the second floor
- 2 full bathrooms upstairs including primary ensuite
- Pie-shaped corner lot with mature trees
- Attached double garage
- Unfinished walk-up basement with separate entrance
- Walk-out access to backyard from breakfast area and living room
- Established Agincourt North location
Original MLS description
Rare opportunity to own one of the larger detached homes in Agincourt North. Sitting on a pie-shaped corner lot with beautiful mature trees, this spacious home offers over 2,300 sq. ft. above grade, with 4 bedrooms on the second floor, total 2 full bathrooms upstairs including the primary bedroom ensuite. The main floor features a practical family room, living room, dining room, and kitchen with combined breakfast area. Both the breakfast area and living room offer direct walk-out access to the backyard. Attached double garage and unfinished walk-up basement with separate entrance, provide excellent future potential. A great opportunity for first-time buyers, renovators, investors, or end users looking to customize a large detached home in an established Scarborough neighbourhood close to parks, schools, transit, shopping, and major routes. (some of the photos are virtually staged to show what could be done to the house) (42897960)
Section · Neighborhood
Where it sits.
Agincourt North
Agincourt North is an established Scarborough neighbourhood with mature single-family housing stock, strong schools, and a long-standing immigrant homeowner base that has supported steady end-user demand. The area is served by TTC bus routes connecting to Line 4 and the GO Transit Agincourt station, with access to Highways 401 and 404 via Kennedy and McCowan corridors.
Local demand drivers include proximity to parks, schools, and shopping nodes such as Agincourt Mall and Pacific Mall, plus major commuter routes. The listing notes the home is close to parks, schools, transit, shopping, and major routes, which supports both rental demand and resale liquidity for a detached product type that is increasingly scarce inside Toronto's boundaries.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative estimated monthly cash flow across all leveraged scenarios (20%, 35%, 50%, and 75% down)
High leverage sensitivity: estimated cash flow swings from -$3,599.77 at 20% down to +$1,539.50 at 100% cash
Estimated cap rate of 1.68% is below typical Toronto financing costs, making this a value-add or appreciation play, not a yield investment
Basement is unfinished; secondary suite potential requires additional capital, permits, and execution risk
Property tax field reports $0, which appears incomplete and should be verified before underwriting
Listed sqft field shows 185 which is a data error; listing description states over 2,300 sq. ft. above grade
No recent sold comparables available to validate pricing
Some listing photos are virtually staged