Oversized 4-bed detached on pie-shaped corner lot in Agincourt North with walk-up basement
A 2,300+ sq ft detached on a pie-shaped corner lot in Agincourt North, with an unfinished walk-up basement and separate entrance positioned for a future secondary suite. The thesis is income conversion over a multi-year hold, not day-one carry.
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
Section · Why this passed our floor
What lifts the math here
Current cap
1.68% 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
$246,500 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 | $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 |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=24).
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 listing suits a value-add investor or end-user-plus-investor willing to underwrite a basement suite conversion. The pitch is not current yield. At a list price of $1,100,000 and an estimated cap rate of 1.68%, no leverage scenario through 75% down produces positive carry. The mechanic is NOI lift: the unfinished walk-up basement with separate entrance is the conversion path, and the above-grade 2,300+ sq ft footprint preserves a full 4-bedroom upper rental or owner-occupied unit once the lower suite is legalized.
Agincourt North sits inside Scarborough's established detached-home belt, anchored by Agincourt Mall (currently under redevelopment review for mixed-use intensification), Agincourt GO station on the Stouffville line, and proximity to Highway 401 and Highway 404 via Sheppard. The catchment includes long-standing schools that draw family demand, and the corridor benefits from continued GO Transit service expansion on the Stouffville line. The pie-shaped corner lot is a scarce land profile in this pocket, which supports both end-user resale demand and any future garden-suite optionality permitted under City of Toronto multiplex zoning reforms.
Execution requires capital. The minimum recommended down payment for near-breakeven carry is 75%, where estimated monthly cash flow is -$66.52; 100% cash delivers an estimated $1,539.50 per month at a 1.63% cash-on-cash return. The realistic hold is 36 to 60 months: complete the basement legalization in year one, stabilize a two-unit rent roll, then refinance against the lifted NOI or exit to an end-user buyer who values the corner lot and above-grade size.
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 (suite conversion path)
- Direct walk-out access to backyard from breakfast area and living room
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 single-family neighbourhood with mature streets, family-oriented schools, and proximity to Agincourt Mall, the Stouffville GO line, and Highway 401 via Kennedy and Brimley. Demand is anchored by end-user buyers seeking detached homes within a 30-minute commute of midtown employment nodes, with secondary support from investor buyers underwriting two-unit conversions on lots with separate-entrance basements.
The pocket has remained supply-constrained for larger detached product. Pie-shaped and corner lots in the area are scarce and tend to clear at a premium to interior rectangular lots of similar above-grade size.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is -$3,599.77 at 20% down and remains negative through 75% down (-$66.52). Only the 100% cash scenario produces positive carry at an estimated $1,539.50 per month.
Cap rate of 1.68% is below GTA cash-flow thresholds; thesis depends on executing a basement suite conversion to lift NOI.
Basement is unfinished; legalization of a secondary suite requires permits, fire separation, and egress compliance, plus capital outlay not modelled in the financials.
Rent estimate of $3,350/month is sourced from widened comparables, which carries higher variance than tight local comp sets.
Listing notes that some photos are virtually staged; physical condition should be confirmed on site before underwriting renovation scope.