Updated 3+2 Detached in Sandringham-Wellington with Legal 2-Bed Basement Suite
Move-in ready Brampton detached with a legal 2-bedroom basement apartment and separate entrance, priced at $989,900. Estimated $3,000 monthly rent supports a 1.66% cap rate, with neutral carry only approached at 75% down.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$998,900
Cap rate
+1.66%
Est. monthly rent
$3,000
Source: comparables
Est. net spread
+$225K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Move-in ready Brampton detached with a legal 2-bedroom basement apartment and separate entrance, priced at $989,900.
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 | $346,465 |
| Mortgage principal | $643,435 |
| Land transfer tax | $14,849 |
| Closing costs | $14,849 |
| Total acquisition | $376,162 |
Monthly cash flow
| Estimated rent | +$3,000 |
| Operating expenses | -$1,627 |
| Mortgage payment | -$3,758 |
| Net cash flow | -$2,385/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $150/mo |
| Maintenance reserve | $825/mo |
| Insurance | $412/mo |
| Property management | $240/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables (8 comps).
Breakeven
This property turns cash-flow positive at 76.5% 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 ($14,849), and closing costs ($14,849).
Section · Investment Thesis
Why this property.
This Sandringham-Wellington detached is positioned as a two-unit income property. The main floor offers 3 bedrooms across separate living and family rooms with a recently upgraded kitchen featuring quartz counters and full-height quartz backsplash, while the professionally finished legal 2-bedroom basement apartment with separate entrance provides the secondary income stream. Combined estimated monthly rent of $3,000 (drawn from 8 comparables) generates a gross annual rent of $36,000 and an estimated annual NOI of $16,471.50 against the $989,900 list price, producing an estimated cap rate of 1.66% and gross yield of 3.64%.
Leverage sensitivity here is high, and the carrying math is unforgiving until significant equity is deployed. At 20% down ($197,980), the monthly mortgage of $4,624.87 (at the 4.99% rate over 25 years used in this analysis) drives estimated monthly cash flow to -$3,252.25 and a cash-on-cash return of -17.14%. Stepping to 35% down narrows the bleed to an estimated -$2,385.08 per month (-7.61% cash-on-cash), and a 50% down structure still produces an estimated -$1,517.92 per month (-3.47%). Buyers do not approach breakeven until 75% down, where estimated monthly cash flow tightens to -$72.65 and cash-on-cash sits at -0.11%. Only an all-cash purchase delivers positive carry, with estimated monthly cash flow of +$1,372.62 and a 1.62% cash-on-cash return.
The minimum recommended down payment for effectively neutral carry is 75%; positive carry requires 100% cash. That makes this property a poor fit for high-leverage buyers and a more reasonable fit for cash-heavy investors or end-user/investor hybrids who will occupy the main floor and rent the legal basement suite to offset ownership costs. The legal status of the secondary unit is the core value driver, since it removes regulatory ambiguity that often plagues Brampton basement-rental underwriting.
Hold period implications skew long. With negative or marginal carry across all financed scenarios and no recent sold comparables provided to anchor an appreciation thesis, investors should plan for a 60+ month hold to allow principal paydown, rent growth, and Brampton's broader demand drivers to compound. Treat any near-term resale assumption as speculative.
Key features
- Detached 3+2 bedroom, 4-bathroom layout
- Professionally finished legal 2-bedroom basement apartment with separate entrance
- Recently updated: fresh paint, upgraded kitchen, new main-floor flooring
- Quartz counters and full-height quartz backsplash in kitchen
- Separate living and family rooms; carpet-free main level
- Upstairs laundry
- Close to schools, parks, shopping, and transit
Original MLS description
Immaculate, move-in ready 3+2 bedroom detached home recently updated with fresh paint, and upgraded kitchen, and new flooring on the main level. Offering the perfect blend of style, comfort, and income potential, the home features separate living and family rooms, elegant chandeliers, and a bright carpet-free layout ideal for everyday living and entertaining. The kitchen is finished with quartz countertops and a matching full-height quartz backsplash with elegant gold and grey veining, creating a clean, luxurious, designer-inspired look. Convenient upstairs laundry adds everyday practicality. The professionally finished legal 2-bedroombasement apartment with separate entrance provides excellent rental income potential. Located in a desirable neighbour hood close to schools, parks, shopping, transit and everyday amenities, this home is a fantastic opportunity for both end-users and investors. (42900675)
Section · Neighborhood
Where it sits.
Sandringham-Wellington
Sandringham-Wellington is an established residential pocket in northeast Brampton, well served by Bramalea Road, Highway 410 access, and Brampton Transit routes connecting to Bramalea City Centre and the Bramalea GO station. The listing notes proximity to schools, parks, shopping, and transit, which supports tenant demand for both main-floor family rentals and basement-suite tenants.
Brampton's population growth, combined with Peel Region's enforcement framework for legal secondary suites, makes legally registered two-unit detached homes a structurally scarcer subset of the market than the broader detached inventory.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative in all financed scenarios (20%, 35%, 50%, 75% down) and only turns positive at 100% cash
Estimated cap rate of 1.66% is low relative to current financing costs (4.99% rate used)
No recent sold comparables were available to validate pricing or appreciation thesis
Rent estimate of $3,000/month is based on comparables and is not a guarantee; actual achieved rent may differ
Property tax shown as $0 in the financials payload should be verified independently before underwriting
Square footage field reads 139, which appears to be a data anomaly and should be verified
Legal status of the basement suite should be independently verified with the City of Brampton registry