Markland Wood mid-century detached with separate side entrance and in-law suite potential
A 1,230+ sq. ft. per level detached home in Etobicoke's Markland Wood with a separate side entrance, high lower-level ceilings, and a bedroom plus 3-piece bath downstairs. The layout supports a future in-law or secondary suite conversion to lift NOI from the listed $1,099,000 baseline.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,099,000
Cap rate
+1.16%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$250K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.16% 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
$250,417 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% 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 | $384,650 |
| Mortgage principal | $714,350 |
| Land transfer tax | $16,485 |
| Closing costs | $16,485 |
| Total acquisition | $417,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,738 |
| Mortgage payment | -$4,172 |
| Net cash flow | -$3,110/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $916/mo |
| Insurance | $458/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 83.4% 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 ($16,485), and closing costs ($16,485).
Section · Investment Thesis
Why this property.
This listing fits a value-add investor willing to convert the lower level into a legal secondary suite. The mechanics are visible in the floor plan: a separate side entrance, high ceilings on the lower level, an existing 3-piece bath, a bedroom/office, and laundry already roughed in. At the $1,099,000 list price the estimated cap rate of 1.16% on current single-family rent of $2,800 is thin; the thesis is NOI lift from a second income stream, not entry-day yield.
Markland Wood sits in south-central Etobicoke, bounded by Centennial Park to the north and the Etobicoke Creek ravine to the west. The pocket is family-driven, with Millwood Junior School and Silverthorn Collegiate in the local catchment, and Markland Wood Golf Club anchoring the street grid. Commuter access runs through Highway 427 and the QEW, with Pearson Airport roughly ten minutes north, a meaningful driver of rental demand from airport-adjacent employment. Kipling Station on TTC Line 2 and the GO Kitchener line sits a short bus ride east. Detached inventory on tree-lined interior streets like Stevenharris turns over slowly, which supports long-hold pricing.
Execution requires capital. None of the leveraged scenarios clear breakeven: at 75% down the estimated monthly cash flow is -$542.31, and only the all-cash scenario turns positive at +$1,062.25. The recommended path is 75% down or higher, paired with a 12 to 18 month suite legalization, then a refinance once the second unit is tenanted and reappraised. Hold 60+ months for land-value appreciation in a supply-constrained Etobicoke pocket.
Key features
- Over 1,230 sq. ft. per level
- Separate side entrance to lower level
- Lower-level 3-piece bath and bedroom/office in place
- High ceilings on lower level
- Hardwood floors, plaster walls, crown moulding
- Single-car garage plus 3-car driveway
- West-facing fully fenced backyard on a mature lot
- Walking distance to schools, parks, transit; close to Highway 427 and Pearson Airport
Original MLS description
This super solid bright happy mid-century home offers over 1,230 sq. ft. of living space on each level with a highly functional layout, generous principal rooms, high ceilings, hardwood floors, plus exceptional storage throughout. Set on a beautifully landscaped mature lot with a fully fenced west-facing backyard ready for BBQ season, this move-in ready home is filled with natural light, warmth and timeless character.The main floor features quality plaster walls, crown moulding, large picture windows and spacious living and dining areas perfect for both everyday living and entertaining. The family-sized kitchen offers abundant cabinetry and ample storage. Three well-proportioned bedrooms (including two king-sized), a renovated family bathroom, plus linen and coat closets complete the main level.The spacious lower level features a separate side entrance, high ceilings, a large rec room, 3-piece bath, bedroom/office, spacious flex spaces for gym/ office/ games, laundry and utility room and outstanding storage - ideal for growing families, guests, work-from-home needs, or future in-law suite possibilities. A large single car garage plus driveway for additional 3 vehicles.Located on Stevenharris - a welcoming, family-friendly tree-lined street in sought-after Etobicoke - close to excellent schools, parks, transit, major highways and Pearson Airport. A fantastic opportunity for young families, empty nesters and buyers looking to move in, enjoy! (42910298)
All photos
33 additional · click any to expand
Section · Neighborhood
Where it sits.
Markland Wood
Markland Wood is an established detached-home pocket in south-central Etobicoke, bordered by Centennial Park and the Etobicoke Creek ravine. Demand is driven by family buyers attracted to local schools, Markland Wood Golf Club, and quiet interior streets. Commuter infrastructure includes Highway 427, the QEW, and Pearson Airport approximately ten minutes north, plus bus access east to Kipling Station on TTC Line 2 and the GO Kitchener line. Detached turnover on streets like Stevenharris is low, supporting price stability over multi-year holds.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: all four mortgaged scenarios produce negative monthly cash flow. Only the 100% cash scenario is positive at an estimated $1,062.25 per month.
Estimated cap rate of 1.16% is below GTA infill thresholds; the thesis depends on executing a secondary-suite conversion and re-leasing as two units.
Rent estimate is sourced from widened comparables rather than direct neighborhood matches, introducing variance to projected income.
Secondary-suite legalization requires City of Toronto permits, fire separation, and egress compliance; budget and timeline overruns are common.
No recent sold comparables were provided, limiting precision on after-conversion valuation.