Updated Woburn bungalow with separate side entrance and finished basement on 40 x 100 lot
A move-in ready 3-bedroom Woburn bungalow with a finished basement and separate side entrance, positioned for a secondary-suite conversion. Listed at $820,000 with an estimated 2.06% cap rate at current rent assumptions.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$820,000
Cap rate
+2.06%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$187K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
2.06% 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
$187,400 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 | $287,000 |
| Mortgage principal | $533,000 |
| Land transfer tax | $12,300 |
| Closing costs | $12,300 |
| Total acquisition | $311,600 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,389 |
| Mortgage payment | -$3,113 |
| Net cash flow | -$1,702/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $683/mo |
| Insurance | $342/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 70.5% 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 ($12,300), and closing costs ($12,300).
Section · Investment Thesis
Why this property.
This property fits a value-add investor targeting NOI lift through a legal secondary-suite conversion in Scarborough. The structural pieces are already in place: a finished basement with a separate side entrance, a 3-piece bathroom downstairs, and a 200 AMP electrical service. At an $820,000 list and a 2.06% estimated cap rate on current single-unit rent assumptions, the buy thesis is not the in-place yield; it is the income uplift once the lower level is delivered as a separate rental dwelling under Toronto's secondary-suite framework.
Woburn sits inside Scarborough's southeast quadrant, bounded by Markham Road, McCowan, and Highway 401. The submarket benefits from proximity to Scarborough Health Network's Centenary and General hospital campuses, the Scarborough Town Centre employment node, and the University of Toronto Scarborough campus, all within roughly a 10-minute drive. Future transit capacity comes from the broader Scarborough transit network feeding Kennedy Station on Line 2. The 40 x 100 ft lot and detached typology give the buyer optionality the surrounding stock of townhouses and semis does not offer, and the family-buyer demand pool in this catchment supports exit liquidity on a forced-appreciation strategy.
Execution favors the 75% down scenario, where estimated monthly cash flow turns positive at $213.78 on a single-tenancy basis before any suite conversion. Lower-leverage buyers running 20% or 35% down should expect material monthly carry, estimated at -$2,420.09 and -$1,701.76 respectively, during the permitting and build-out window. Underwrite a 24 to 36 month path: close, permit and finish the basement suite, stabilize both units, then refinance against the lifted NOI or hold for long-term Scarborough appreciation.
Key features
- 3-bedroom detached bungalow, over 1,700 sq ft of finished living space
- 40 x 100 ft lot
- Finished basement with separate side entrance, 3-piece bathroom, and rec room
- 200 AMP electrical service, new furnace (2026), A/C (2025), sump pump
- Renovated kitchen with stone countertops and gas stove
- Hardwood flooring through main level and bedrooms
- Walkout from bedroom to fenced landscaped backyard
Original MLS description
Welcome to 114 Rochman Blvd, Toronto, A beautifully maintained and thoughtfully updated 3 bedroom bungalow offering over 1,700 sq ft (1100 on main flr) of finished living space on a mature 40 x 100 ft lot. The bright open concept living and dining area features hardwood flooring and a large updated picture window that fills the space with natural light. The renovated kitchen is designed for both everyday living and entertaining, complete with full-length stone countertops, a gas stove, two pantry spaces, and abundant storage. All three bedrooms feature hardwood flooring, with one offering a walkout to the private, fully fenced and landscaped backyard, perfect for enjoying you morning coffee! The finished basement with separate side entrance provides exceptional additional living space, including a spacious rec room with gas fireplace and custom built-ins, a 3-piece bathroom, and generous storage throughout. Major updates include a new furnace (2026), A/C (2025), 200 AMP electrical service, sump pump, and more. An excellent opportunity to own a move-in ready home in a desirable family-friendly neighbourhood close to parks, schools, transit, and everyday amenities. (42911968)
All photos
38 additional · click any to expand
Section · Neighborhood
Where it sits.
Woburn
Woburn is a mature, low-density Scarborough neighbourhood anchored by family-buyer demand, proximity to Scarborough Town Centre, and access to Highway 401 via Markham Road and McCowan. The area draws end-user demand from hospital workers at Scarborough Health Network and students and staff at the University of Toronto Scarborough campus.
The detached bungalow stock on 40-foot lots is increasingly supply-constrained as surrounding parcels are absorbed by townhouse and infill development. Separate-entrance bungalows with finished lower levels are the standard vehicle for secondary-suite conversions in this submarket.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down scenarios on single-tenancy rent assumptions.
Rent estimate of $2,800/month is sourced from widened comparables and may not reflect achievable rent for this specific configuration.
Value-add thesis depends on successful permitting of a legal secondary suite under City of Toronto requirements; timeline and cost are not guaranteed.
Listed sqft of 65 in the data feed appears to be a feed error; underwriting should rely on the description's stated 1,700 sq ft finished area and be confirmed by buyer's own measurement.
Cap rate of 2.06% is below GTA cash-flow thresholds; returns rely on NOI lift from suite conversion plus long-term appreciation.