Custom Whitby Detached on 227-ft Lot with Dual In-Law Suite Potential
A 3+1 bedroom custom detached on a deep, mature-treed lot in Taunton North with two main-floor kitchens, a finished basement with wet bar, and dual in-law suite potential. Listed at $929,000, the property suits an owner-occupier or multigenerational buyer; pure rental economics are negative across all leveraged scenarios.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$929,000
Cap rate
+1.70%
Est. monthly rent
$2,850
Source: comparables_widened
Est. net spread
+$207K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.70% 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
$206,743 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 | $325,150 |
| Mortgage principal | $603,850 |
| Land transfer tax | $13,935 |
| Closing costs | $13,935 |
| Total acquisition | $353,020 |
Monthly cash flow
| Estimated rent | +$2,850 |
| Operating expenses | -$1,532 |
| Mortgage payment | -$3,527 |
| Net cash flow | -$2,208/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $143/mo |
| Maintenance reserve | $774/mo |
| Insurance | $387/mo |
| Property management | $228/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=20).
Breakeven
This property turns cash-flow positive at 75.7% 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 ($13,935), and closing costs ($13,935).
Section · Investment Thesis
Why this property.
5090 Baldwin Street S is a custom-built detached home in Whitby's Taunton North pocket, listed at $929,000. The layout, 3+1 bedrooms, 3 bathrooms, a finished basement with wet bar, two main-floor kitchens, and two in-law suite potentials, is engineered for multigenerational use or owner-occupied house-hacking rather than a single-tenant rental. Estimated gross annual rent of $34,200 against estimated annual NOI of $15,819 produces an estimated cap rate of 1.7% and a gross yield of 3.68%, which are below typical investor thresholds for a single-family detached in Durham Region.
Leverage sensitivity on this asset is high. At 20% down ($185,800), estimated monthly cash flow is -$3,022.09 with an estimated cash-on-cash return of -16.97%. At 35% down ($325,150), estimated monthly cash flow improves to -$2,208.28 (-7.51% cash-on-cash). At 50% down ($464,500), estimated monthly cash flow is -$1,394.47 (-3.40%). At 75% down ($696,750), the property approaches breakeven at an estimated -$38.11 per month (-0.06% cash-on-cash). Only at a 100% cash purchase ($929,000) does estimated monthly cash flow turn positive at $1,318.25, an estimated 1.65% cash-on-cash return. There is no leveraged scenario in this model that produces positive carry; the minimum down payment to reach effectively neutral carry is 75%, and positive carry requires an all-cash purchase.
The investor case here is not yield, it is optionality. The dual-kitchen, dual-suite configuration allows an owner to occupy one level and rent the other, materially changing the cash flow math versus a single-tenant lease (not modelled in the figures above). The 227-foot deep lot, converted garage, above-ground pool, and hot tub hookup point to a lifestyle buyer pool that supports resale liquidity, while proximity to downtown Whitby, GO/Transit, golf courses, and conservation areas anchors long-term Durham demand as the 407/412 corridor and Whitby GO expansion continue.
Recommended hold is 60+ months given negative leveraged carry and the need for a multigenerational or house-hack use case to justify the entry price. This is an intermediate-to-advanced play; pure cash-flow investors should pass, while cash buyers, portfolio builders seeking a long-hold Durham detached, and value-add operators willing to legalize a secondary suite are the natural fit.
Key features
- 3+1 bedrooms, 3 bathrooms, fully finished basement
- Two main-floor kitchens plus basement wet bar; dual in-law suite potential
- Renovated kitchen (2023) with quartz counters and breakfast bar
- Updated 5-piece semi-ensuite (2023)
- 227-foot deep lot with above-ground pool, hot tub hookup, hydro-equipped garden shed
- Wood-burning fireplace; converted garage as flexible living space (reversible)
- Walkout deck and private mature-treed backyard
- Minutes to downtown Whitby, GO/Transit, golf courses, and conservation areas
Original MLS description
Welcome to this one-of-a-kind custom home, perfectly set on a large, mature treed lot in a sought-after Whitby location. Offering 3+1 bedrooms, 3 bathrooms, and a fully finished basement, this property blends style, comfort, and versatility. The beautifully renovated kitchen (2023) features quartz countertops, a breakfast bar, and flows seamlessly into the dining area with a walkout to a spacious deck overlooking the private backyard oasis. With two main-floor kitchens, a wet bar in the basement, and two in-law suite potentials, this home is ideal for " Multigenerational" living whether its parents, in-laws, or adult children, everyone can enjoy their own space while still being under one roof. Additional highlights include a newly updated 5pc semi-ensuite (2023), laminate flooring throughout, a large 227 deep lot with an above-ground pool, hydro-equipped garden shed, and hot tub hookup. The inviting living room with French doors and wood-burning fireplace adds warmth and charm, while the converted garage offers flexible living space that can easily be reverted if desired. Outside, the abundant and private backyard is perfect for entertaining or quiet relaxation. All this, just minutes from downtown Whitby, golf courses, conservation areas, restaurants, shopping, and with GO/Transit right at your doorstep! (42910869)
Section · Neighborhood
Where it sits.
Taunton North
Taunton North is an established North Whitby neighborhood along the Baldwin Street corridor, with quick access to Highway 407, Highway 412, and downtown Whitby amenities. The listing notes proximity to downtown Whitby, golf courses, conservation areas, restaurants, shopping, and GO/Transit service. Durham Region continues to draw GTA outflow demand on the strength of relative affordability versus Toronto and ongoing Highway 407 East and Whitby GO corridor improvements, supporting a long-term appreciation thesis for detached product on deep lots.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: no leveraged scenario produces positive monthly cash flow; only 100% cash purchase yields positive carry at an estimated $1,318.25/month
Estimated cap rate of 1.7% and gross yield of 3.68% are below typical investor thresholds for Durham detached product
Property tax shown as $0 in the financial model; investor should independently verify annual property tax before underwriting
Converted garage and in-law suite layouts may require municipal compliance review for legal secondary-suite rental use
Rent estimate of $2,850/month is sourced from widened comparables (20 comps); single-tenant rent for a 3+1 detached at this price point carries lease-up risk
Thesis depends on multigenerational or house-hack use case; pure single-tenant rental economics are negative across leveraged scenarios